HomeMy WebLinkAboutVAIL VILLAGE FILING 5 BLOCK 2 LOT E TIVOLI LODGE_006 LEGAL.pdfI I
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THE INFORMATION CONTAINEI)
IN THIS FILE IS THE
DEVELOPMENT REVIEW
APPLICATION FOR SPECIAL
DEVELOPMENT DISTRICT NO. 37,
TIVOLI LODGE
APPROVED MAY 20, 2OO3
Lot E, Block 2,Yail Village Fifth Filing
356 Hanson Ranch Road
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Project Name: llvoli Hotel Redevelopment
Prcject Description:
Demo/rebuild new Tivoli Hotel
Pafticipants:
OWNER I-AZIER, ROBERTT. & DIANE J.11/11/2002 Phone:
PO BOX 1325
VAIL CO
81657
License:
APPUCANT LAZIER, ROBERTT. & DIANE J.lIllUzOO2 Phone: 476-5610/390-1919
PO BOX 1325
VAIL CO
81657
License:
Project Address: 355 HANSON MNCH RD VAIL Location:
Legal Description: Lot: E Block: 2 Subdivision: VAIL VILLAGE FIUNG 5
Parcel Number: 210108242005
Comments: See Ordinance No. 12, Series of 2003
Design Review Board
ACTION FORM
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2L39 fax: 970.479.2452
web: www.ci.vail.co.us
DRBilumb€r: DRB020404
BOARD/STAFF ACTION
Motion By: Woldrich
Second By: Rogers
Vote: 5-0
Conditions:
Action: APPROVED
Date of Approval: 05/15/2003
C.ond:8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 0
(PLAN): DRB approval does not constitute a permit for building. Please consult with
Town of Vail Building personnel prior to construction activities.
Cond: CON0006318
Approved per plans dated May 15, 2003
a Planner: George Ruther DRB Fee Paid: $650.00
Application for Design Review
Department of Community Development
75 South Fronhge Road, Vail, Colorado 81657
tel: 970.479.2139 faxi 970.479.2452
web: www,ci.vail.co.us
General Information:
This application is for any project requinrE Design R6/iew approval. Any proFct requiring design review mL6t
receive appro/al prior to submifting a building permit application. Please refer to the submittal requirements for the
particular approval that is requested. An application for Design ReMew canmt be accepted until all required
infurmation is received by he Community Development Department. The prqed may also need to be rwialed by
the Town Courril and/or the Planning and Environmental Commission. Design Review Board approval lapses
unless a building permit is issued and construction commences within one year of the approval,
Descraption of the Request:
LocauonoftheProposat: Lot: E Btqkt Z suoaiviston:\/ail Villaqe- Fihq F.lia4-
r<J
Physical Address:1bU *ansorl ?anctl ?ooA
parcef ilo.! 2lol o g,zL12 ooq (Contact Eagle Co, Assessor at 97G328-8640 for parcel no.)
Zoning:?A - ?tsbvt r- \ccc> yr,t o E>err or..,J / Sr=p)
?'eberl Name(s) of Ourrcr(s):
Mailing Address:7>(e
'ail , co bl te=z-
Orrvner(s) Signature(s) :
Name of Applicant:bo
oad
- Phone: 47'o . +a- Lp ' aLe lc,
$200 For construcuon ofa new building or demo/rebuild.
$50 For an addition wtEre square fuotage is added b any residential or
mmmercial buildirE (indudes 250 additions & interior con!€6ions).$20 For mirpr changes to buildings and site impro/ements, sr.rch as,
rermnrE, painung, window additions, landscaping, frnces and
rctainirE walls, etc.
$20 For reMsions to plans already apprwed by Planning Staff or fle
Desion ReMew Board
Mailing Mdress:Vail , Lo
4?Le *ansovl Pa.nclt ?ood
>bt='
Type of Review and Fee:
)d llew construrtion tr Addition
tr Minor Alteration
tr Changes to Approt/ed Plans
PLEASE SUBMIT THIS APPUCATION, AII SUBMITTAL REQUIREMENTS
AND THE FEE TO THE DEPARTMENT OF COMMUNITY DEVELOPMENT,
7s SOUTH FRONTAGE ROAD, VAI|- COLOMDO 81657.
oecr<rrro.: d/3A ay:
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Questions? Call the Planning Staff at 479-2138
NEW CONSTRUCTION - DESIGN REVIEW
SUBMITTAL REQUIREMENTS
General Information:
The review process for new construction normally requires two separate meetings of the Design Review
Board: a conceptual review and a final review. Applicants should plan on presenting their development
proposal at a minimum of two meetings before obtaining final approval.
I. SUEMITTAL REOUIREMENTS
,6 Stamped Topographic Survey*
d site and Grading Planx
/ Landscape Planx
' /, Architectura l Elevations*
/^ Exterior color and material samples
-d Architectural Floor Plans*'/ tignting Plan* and Cut-sheet(s) for proposed fixtures
f title report, including Schedules A & B to verii/ ownership and easements*
i Photos of the existing site and adjacent structures, where applicable.
/ Wrinen approval from a condominium association or joint owner, if applicable
o Site-specific Geological Hazard Report, if applicablex
o The Administrator and/or DRB may require the submission of additional plans, drawings,
specifications, samples and other materials (including a model) if deemed necessary to determine
whether a project will comply with Design Guidelines or if the intent of the proposal is not clearly
indicated.
Please submit three (3) copies of the materials noted with an a5terisk (*).
Topographic survey:
yl Wet stamp and signature of a licensed surveyor
F Date of survey E North arrow and graphic bar scale
,6 Scale of 1"=10'or 1"=20)
,d Legal description and physical address
-d Lot size and buildable area (buildable area excludes red hazard avalanche, slopes greater than 40olo,
and floodplain)
F Ties to existing benchmark, either USGS landmark or sewer invert. This information must be clearly
stated on the survev
)d Property boundaries to the nearest hundredth (.01) of a foot accuracy. Distances and bearings and a
basis of bearing must be shown. Show existing pins or monuments found and their relationship to
the established corner.
Show right of way and property lines; including bearings, distances and curve information.
Indicate all easements identified on the subdivision plat and recorded against the property as
indicated in the title report. List any easement restrictions.
Spot Elevations at the edge of asphalt, along the street frontage of the property at twenty-five foot
intervals (25'), and a minimum of one spot elevations on either side of the lot.
Topographic conditions at tvvo foot contour intervals
Existing trees or groups of trees having trunks with diameters of 4" or more, as measured from a
point one foot ahve grade.
Rock outcroppings and other significant natural features (large boulders, intermittent streams, etc.).
All existing improvements (including foundation walls, roof overhangs, building overhangs, etc.).
,a
,6
.4
.{
,d
d
E
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tr Environmental Hazards (ie. rockfall, debris flow, avalanche, wetlands, floodplain, soils)
o Watercourse setbacks, if applicable (show centerline and edge of stream or creek in addition to the
required stream or creak setback)
za- Show all utility meter locations, including any pedestals on site or in the right-of-way adjacent to the site.
Exact location of existing utility sources and proposed service lines from their source to the structure.
Utilities to include:
Cable W Sewer Gas
Telephone Water Electric
zz^ Size and type of drainage culverts, swales, etc.
F Adjacent roadways labeled and edge of asphalt for both sides of the roadway shown for a minimum
of 250' in either direction from property.
Site and Grading Plan:
P Scale of 1"=20'or larger
F Property and setback lines
,tf Existing and proposed easements
.z Existing and proposed grades
-a- Existing and proposed layout of buildings and other structures including decks, patios, fences and walls.
Indicate the foundation with a dashed line and the roof edge with a solid line.
-8" All proposed roof ridge lines with proposed ridge elevations. Indicate existing and proposed grades
shown underneath all roof lines. This will be used to calculate building height.
,.a" Proposed driveways, including percent slope and spot elevations at the property line, garage slab and as
necessary along the centerline of the driveway to accurately reflect grade.
.F A 4'wide unheated concrete pan at the edge of asphalt for driveways that exit the street in an uphill
direction.
-d Locations of all utilities including existing sources and proposed service lines from sources to the
structures.y' Proposed surface drainage on and off-site.
,d Location of landscaped areas.
,E Location of limits of disturbance fencing
,a Location of all required parking spaces
-d Snow storage areas.
F Propsed dumpster location and detail of dumpster enclosure.
/ Retaining walls with proposed elevations at top and bottom of walls. A detailed cross-section and
elevation drawings shall be provided on the plan or separate sheet. Stamped engineering drawings are
required for walls between 4' and 6' feet in height.g Delineate areas to be phased and appropriate timing, if applicable
Landscape Plan:g Scale of 1" = 20'or larger
/ Landscape plan must be drawn at the same scale as the site plan.
-Er Location of existing trees, 4" diameter or larger. Indicate trees to remain, to be relocated (including new
location), and to be removed. Large stands of trees may be shown (as bubble) if the strand isnotbeing
affected by the proposed improvements and grading.g Indicate all existing ground cover and shrubs.g Detailed legend, listing the type and size (caliper for deciduous trees, height for conifers, gallon size for
shrubs and height for foundation shrubs) of all the existing and proposed plant material including ground
cover.
-d Delineate critical root zones for existing trees in close proximity to site grading and construction.
,d Indicate the location of all proposed plantings.
,d fhe location and type of existing and proposed watering systems to be employed in caring for plant
material following its installation.
.d Existing and proposed contour lines. Retaining walls shall be included with the top of wall and the
bottom of wall elevations noted.
Architectural Floor Plans:
/4 Scale of 1/8" = 1'or larger; 1/4" is preferred
P Floor plans of the proposed development drawn to scale and fully dimensioned. Floor plans and building
elevations must be drawn at the same scale.
.B' Clearly indicate on the floor plans the inside face of the exterior structural walls of the building.
g Label floor plans to indicate the proposed floor area use (i.e. bedroom, kitchen. etc.).
)a^ One set of floor plans must be "red-lined" indicating how the gross residential floor area (GRFA) was
calculated. See Title 12, Chapter 15 - Gross Residential Floor Area for regulations.
/E Provide dimensions of all roof eaves and overhangs.
Arch itectura I Elevations:
E Scale of 1/8" = 1'or larger; 1/4" is preferred g All elevations of the proposed development drawn to scale and fully dimensioned. The elevation
drawings must show both existing and finished grades. Floor plans and building elevations must be
drawn at the same scale.
6 If building faces are proposed at angles not represented well on the normal building elevations, show
these faces also.
.a Elevations shall show proposed flnished elevation of floors and roofs on all levels.
,Er All exterior materials and colors shall be specified on the elevations.
,d The following shall be shown graphically and fully dimensioned: fascia, trim, railings, chimney caps, meter
locations, and window details..d Show all proposed exterior lighting flxtures on the building.
P Illustrate all decks, porches and balconies.
/ Indicate the roof and building drainage system (i.e. gutters and downspouts).
F Indicate all rooftop mechanical systems and all other roof struqtures, if applicable.
F Illustrate proposed building height elevatron on roof linesand ridges. These elevations should coordinate
with the finished floor elevations and the datum used for the survey.
.d Exterior color and material samples shall be submitted to staff and presented at the Design Review Boa rd
meeting.
Lighting Plan:
-a Indicate type, location and number of fixtures.
6 Include height above grade, lumens output, luminous area
,d Attach a cut sheet for each orooosed fixture.
II. IIT|PROVEMENT L(rcATION CERTIFICATE fiLC)
Once a building permit has been issued, and construction is underway, and before the Building Department
will schedule a framing inspection, two copies of an Improvement Location Certificate survey (ILC) stamped
by a registered professional engineer must be submitted. The following information must be provided on the
iLC:
o Basis of bearing and tie to section corner
o All property pins found or set o Building location(s) with ties to property corners (ie. distances and angles)o Building dimensions, including decks and balconies, to the nearest tenth of a foot
o Building and garage floor elevations and all roof ridge and eave line elevations o All drainage and utility service line as-builts, showing type of material, size and exact location o All easements
*argna\'
Avwl tn &ea;;ivh Survey/Site Plan Review Checklist
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2139 f ax: 970.479.2452
weo: www.cr.vail.co.uS
Submitta I
f Stamped survey of property
;x Civil/Site plans
Survey Reouirements:
$ Landscape plan
r(
.X a E
X
.x E
A )(
,K
.X
.a
A K .x
X f,
Surveyor's wet stamp and srgnature
Date of survey
North arrow
Propcr scale (1"=10'or I "=20')
| ^^-l ,^^--i^li^^LsgOr UC)L| r PLrUr I
Basis of bearings / Benchmark
Spot Elevations
Labeled right of way and property lines;
including bearings, distances and curve
information.
Lot Size
Buildable Area (excludes red hazard
avalanche, slopes greater than 40ol0, and
Site Plan Reouirements:
I. Access (check all)
)< Driveway type and finished suface are shown on the site plan.
o Unheated )( Heated (portion in ROW in a separate zone)
f Snow storage areas are shown on the site plan within property boundaries (30% of driveway area if
unheated; 10olo of driveway area if heated)
p All driveway grades, dimensions, radii are clearly noted on the site plan and conform to Development
Standards, p. i1. Steepest Section Driveway Grade (not the average grade): \2'/- ( t.re^l-e4)
}' Parking spaces and turning radii are noted on site plan and conform to Development Standards,
o0.12&14
Construction Site (check all)
Location of all utilities and meter pits are shown on the site plan.
Limits of disturbance constructjon fencing is shown on the site plan.
I am aware that approved Staging and Construction Traffic Control Plans, as per the Manual of
Uniform Traffic Control Devices, will be necessary prior to construction.
I am aware that a Revocable Right of Way Permit will be required prior to construction.
II.
F F 6
X
I0t{,'il 1illAILW
*This checklist must be submitted prior to Public Works review of a proposed development.
Owners/ Project Name:
Project Address:
Phone Number aao ' L*7 Le .6Qlo
{ tttte Report (Section B)
floodplain)
Environmental Hazards (ie. rockfall, debris
flow, avalanche, wetlands, floodplain, soils)
Watercourse setbacks (if applicable)
Trees
labeled easements (i.e. drainage, utility,
pedestrian, etc.. - )
Topography
Utility locations
Adjacent roadways labeled and edge of
asphalt for both sides of the roadway shown
for a minimum of 250'in either direction
from property.
IIL Drainage (checkall thatapply)o The required Valley Pan is shown on the site plan as per Development Standards, p. 12.
,X (Note: Valley pan must not.be_ heated)
X 4 Foot Concrete Pan LO.rntrEa J o 8 Foot Concrete Pan
){ Positive and adequate drainage is maintained at all times within the proposed site.o Culverts have been provided and are labeled and dimensioned on the site plan.
o A Hydraulic report has been provided. (As requested by Town Engineer)
IV. Erosion Control (Check all that apply)
o Disturbance area is greater than one half acre.
o A separate Erosion Control Plan has been professionally engineered and PE stamped.
X Less than one half acre has been disturbed, and proper erosron control devices are shown on the site
pran.
V. Floodplain (check all that apply)
o The project lies within or adjacent to a 100 year Floodplain.o 100 year Floodplain is shown on the site plan.
o A Floodplain study has been provided. (ReAuired if floodplain is within construction limits or as
requested by Town Engineer)
! The project does not lae within or adjacent to a 100 year Floodplain
VI. Geological/Environmental Hazards (check all that apply)o The project lies within a Geologic/Environ menta I Hazard area. (See Development Standards, p. 20)
A Hazard Report has been provided
The project does not lie within a Geologic/Environmental Hazard area.
VII. Grading (check all tiat apply)
F Existing and proposed grades/contours are provided on the site plan.
o All disturbed areas have been returned to a 2:1 grade.
o All disturbed areas not returned to 2:l grade have been Professionally Engineered with slope
protection and/or stable soils. PE stamped details are provided within plans.
o Only existing contours are shown on the site plan, there is no proposed grading.
Parking (check all)
residential and commercial parking spaces conform to the Development Standards, pp. 12&15.
IX. Retaining Walls (check all that apply)g All retaining walls conform to the standards in the Development Standards, p. 19.o AII retaining walls and combination walls over 4 feet have been Professionally Engineered and a PE
stamped detail has been provided within the plans.
X All retaining walls are shown on the site plan, with labeled top and bottom of wall elevations and type
of wall construction.
No retaining walls are required for this project.
Sight Distance (check all that apply)
Proper sight distance has been attained and shown on site plan as per Development Standards, p- 12.
Proper sight distance has not been attained. Explanation why:_
Additional Comments
Please provide any additional comments that Dertain to Public Works Review.
o Y
VIII.
F Att
X.f
o
Applicants Signatu
Buildino Materials
UST OF PROFOSED MATERIALS
TYpe of Material
ll.ll.02--fiv.rli Lodlz z1octQ
C,olor
Roof
Siding
Other Wall Materials
Fascia
Soffits
Windows
Window Trim
Doors
Door Trim
Hand or Deck Rails
Flues
Flashing
Chimneys
Trash Enclosures
Greenhouses
Retaining Walls
Exterior Lighting
Other
Ndes:
*tritt &o[t')t- l€fytal] ahi41lt4, /c.f,t 4e,o"lr/4r,'>n
t)rrh, - fnr+nl, lt,rol t N,lrW @
/l
nrut rt / tutu4 1 rtru,,q 6rtt n
l,Jvr^r'(ht [n.nr l,ttnp/ vt ' / ?voe(j
[\rh{ yn,tnkrx hw
Yr,tlinru 6rann
(trh,vt
Wvwn /hvr''
Nnnt'''-
l4noi AvA^Ah / ov,f Woun/fu,vg
Please speciff the manufacturer's color and number and attach a color chip.
All exterior lighting must meet the Town's regulations regarding lighting (see Title 14 - Development
Standards), If exterior lighting is propoeed, please indicate the number of fixtures and locations on a
separatelightingplan. Identifyeachfixturetypeandprovidetheheightabovegrade, lumensoutput,
luminous area, and attach a cut sheet of the light fixtures.
ll'tl.o.L 4ivot; lplru Zl4e
PROPOSED UNDSCAPING
C.ommon Narn€
PROPOSED TREES
AND SHRUBS
EISTING TREES
TO BE REMOVED
OuantiW
f
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_6_
wx v-.as"t^'WYt*--*th:o *--
t rov nvs )et'i cea-',ped x
R hn ^ n,, ^ lun n 0vl4 ea\e \ 8,"ck-\ho r rt
?;Ves a\Finvm L\f'ne- t,:rcp,t
x 4ea flarrttTk:
ot-fron
Minimum RequiremenE fior Landscaping:
Tvpe
GROUND COVER
soD
SEED
IRRIGATION
TYPE OF EROSION CONTROL
VinniVirttoY IW
&Ern)bttr^ f ,rno
l\a4 o, hwni tlav* ,VA
speciff other landscape features (i.e. retaining wallE fences, swir.nming etc.)nt
pools,
t,a -- -rf ,Loca.Jcr) --t-
YtoLpaailent z+e*p
Deciduous Trees - 2" Caliper
Coniferous Trees - 6'in height
Shrubs - 5 Gal.
Square Footaqe
* *t ola nti ,L.n r2l /,1 r'l
/1
l(
Size
(o'
4u
Nou 11 'e,2 I2t45 FR C SERUICE 93 294 848L TO AL97A47666@1,-364 p.A2/A3 PUBLI o
UIILITY LOCATIOT{ YERIFICA1ION
This fu.m b to vefify setvf a/allability and focaUgn p11ry con*tu(ton and shoulrt E trsert in
conJuncriort wlrh pr€paring vori"unii'prcn anc scneouting tnsurlBthns. The ldrcn an6 aElhtili9 of
utiti$€s, whether they ar€ t"m t ri[f r'n.i'J ptop.j& tiries, mu* be app'ond and wrifie<l bv the
olbr,r'iig utiliti€s liorihe aqxnpan$ng slts plan'
Authqd#g*glssgsG Pqte
QwEsr
970.384.0238 (tel)
s70.384.0257 (fao
Conctt: Jasn SharP
PUBtrc SERVrcE HIGH PRESSIJRE GAS
970,4682528 (d)
Contacl: gruce ililbr
Ho{-Y CRoSS aEcIRE ASSOC
970.s49.5892 (l€f)
970.949.4566 (fex)
Contacu Ted Husl(y
E(CEL ENERGY
38.571.7518 (tef)
303.s71.78n (rax)
Contactr Paul Kellogo
FAGLE RrvER WATER & Sil{TTATION
DISIRICT}
970.476.7{E0 (teD
s70.476.408e (fDo
Contact, Fr€d t{ad€e
/AT&T BROADBANo
970.949.1224 x lU (td)
e70.e,49.9138 (tk)
Contact: Hoy(| Sala2af
1('tl-c:''
//-//-oz
tl t 9\.-'
-
l/=tt- oz'
rHease provlde a siE plan, floor ilan, and elevauo0s when obbining app|oval lrom the AgE R,ltver Water
& SEnmtion Dlstricl Flfe tlovr nee(8 mu$t be addrcssed.
IIOTES:
If the udlity verifrcatlon form hA sigmtrrcs from cach Of the utiliV companies, and.no commenls
i"i'maO"-'Ci*"tty on tne tim, tire fgvm wlll preslme $at there ate no troblenls and the
dea€lop'I|ent €n Prfieed.
If a u6lity company has concems wlth fie pmpced constuctlotl, the utitity representathe $all
;ote dtieiti ri th6 utitity verificadon fom'thai thete b a Pfobletn $l-c.h lteqds b t r€soh€d-
ine asue snouE tnen be'actatteo in an atEched letter to tie Tdr',n of Vail. Ho@ver, gl€ase l€€p
h mhd ul;i ft b the rcsponsibilfy of the utility company and the applicant to resolve ;dentlfied
prdhnE.
These y€rtficutjofti do not rdle\re the contrfi:tor of the resgonsiblllty b obtain a Public Way Permit
rom tne o"pa'rtnen t of Public worl€ at the Town of vail. utilltv l+q9nr4u:$r:be obhl!:ed befiere
Ofoqi; in any publlc right-of-r'ay or easenent wthin the Town of Vail. abuikllnq-p€mllF$i
Puhltc Wav oermit a0d-rn6t he-ohlzincflscEaEl4il.
2.
t€cJ 11 '@, Lt!3?PRGE.Al
r-
Project Name: Tivoli Hotel Redevelopment
Proiect Description:
Demo/rebuild new Tivoli Hotel
Participants:
OWNER I-AZIER, ROBERT T. & DIANE J.11/11/2002 Phone:
PO BOX 1325
VAIL CO
81657
License:
APPUCANT LAZE& ROBERT T. & DIANE J.LLI tLl2002 Phone: 476-5510/390-1919
PO BOX 1325
VAIL CO
81657
License:
O
ProjectAddress: 355 HANSON RANCH RD VAIL LocaHon:
Legal Descriptlon: Lot E Block 2 Subdivision: VAIL VILLAGE FIIING 5
Parcel Numben 210108242005
Commentsr
Planning and Environmental Commission
ACTION FORM
Departnent of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2139 faxt 970.479.2452
web: www,ci.vail.co.us
PEC l{umber: PEC020067
BOARD/STAFF ACIION
Motion By: Bernhardt Action: APPROVED
Second By: Kjesbo
Vote: 7-0 Date of Approvalz 04l2812003
Conditions:
Cond: CON0005319
(P|-AN): No changes to these plans may be made without the wriften consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: CON0006320
See conditions in Section 4, of Ordinance No. 12, Series of 2003
Planner: George Ruther PEC Fee Paid: $6,000.00
1-m
Type of Application and Fee:
I Variance
I Sign Variance
! Rezoning tr Major Subdivision
D, Minor Subdivision
F. Specat Development Drstrict
! Major Amendment to an SDD
tr Minor Amendment to an SDD
! Zoning Code Arnendment
Description of the Req uest:
Deparfnent of Community Development
75 South Fiontage Road. Vail, Colorado 81657
tel: 970.479,2139 f ax: 910.479.2452
web: www.ci.vail.co.us
General Information:
This application is for any prolect requiring approval from the Planning and Environmental Commission. Pleas€ refer
to the submittal requirements for the partjolar approval that is requested. An applicabon For Planning and
EnMronmental Commission review cannot be accepted until all required informabon is received by the Cornmunity
Development Department. The poect may also need to b€ reviewed by the Town Council and/or the Desgn
ReMew Board.
Application for Review by the
Planning and Environmental Commission
$2s0
$200
$200
$1000 + $20/lot
$2s0
$1s00
$1000
$200
$2s0
! Conditional Us€ Permit $200 Ll Employee Housing Unitffype:__ No Fee
! Bcd and Breakfast $200
Ll l'4ajor Exterior Alteration in vail Village $500 ! l"linor Exterior Alteration in Vail Village $200 ! l4ajor Exterior Alteration in Uonshead $500 ! l'1ajor Elterior Alteration in the PA District $500 ! Foodplain modifrcnbon $200 ! Arnendment to a Development Plan $250
Physical Address:
Parcel No.: 4l frl I Oft" qO OOq (contact Eagle Co. Assessor at 970-328-8640 ror parcet no.)
Zon ing:
Name(s) of Ourner(s):
Mailing Address:4?Q TooA
"t,
(.D -/ Phone:47D' Ll+(p. q LalO
Owner(s) Signature(s):
Name of Applicant:
PLEASE SUBI'1IT THIS APPUCATION, ALL SUBI'4ITTAL REQUIREMENTS
AND THE FEE TO THE DEPARTMENT OF COMMUNITY DEVELOPI,IENT,
75 SOUTH FRONTAGE ROAD, V
Location of the Proposal: Lot: € Blc'ck: l^ Subdivision:
H'ffiiffiP *nn *o, ul b?- bu!,:
Application Date:_ PEC No.:Planner: Proiect
Laziev'
oRADO 81657.
'4$
o
the Planni Questions? Call ng Staff at 479-2L38
Special Development District (SDD)
Subm ittal Req ui rements
GENERAL TNFORMATION
This application is required for any propcal involving the establishment of a new special development
district or an amendment to an existing special danelopment district.
SUBMITTAL REOUIREMENTS
Fee: $1,500.00 - Esbblishment of an SDD
T1000^0-0 - Major Amendment to an SDD
$ 200.00 - Minor Arnendment to an SDD
*Ihe fee must be paid at the time of submittal.
Stamped, addressed etwelopes and a list of the names and associated mailing and
physical addresses of all propefi owneni adjacent to the subject plopefi, including
properties behind and across streets. The applicant is responsible for correct names and mailing
addreses. This information is available from the Eagle County Assessor's office,
Tith RepoG including Schedules A & B O\t'
Lefiter of approval ftom a condominium association or joint owner, if applicable
A written statement describing the nature of the poect to include infonration on proposed uses,
densities, nature of the development propced, contemplated ownership patterns and phasing plans,
and a statement outlining how and where the proposed de\eloprnent deviates from the development
standards prescribecl in the property's underlying zone district.
A compleb zoning analysis of existing and proposed development to include a square botage
breakdown of all propced uses, parking provided, and proposed densities.
Four complete sets of plan+ except as permifted by the Administrator, including the following:
g( I stampeO suruey indicating the existing conditions on the property including the location of
improvements, topography, natural features, existing vegetation, watercourseE and perimeter
property lines.
f O<isting and Proposed Site Plans at a scale of not less than 1"=20
p A Vicinity Plan at a scale not less than 1"=50 to adequately show the project location in - relationship to the surrounding area
iR) A f.andscape PIan at a minimum scab d l"-24
F A Roof Heiglrt Plan
p Existing and Proposed Building Eleyations at a minimum scale of 1/8"=1'
)X Existing and Proposed Floor Plans at a minimum scale of r/4=L' and a square footage
analysis of all existing and proposed uses.
Sun/shade analysis of the existing and proposed building for the springfall equinox and
winter solstice at 10:00 am and 2:00 pm (as determined by the Administrator)
\ All plans must also be submitted in 8.5" x 11" reduced format. These are required for the
Planning and Environmental Commission members' information packets,
,Kr 1-
g
An Architectural or massing model depicting the proposed development in relationship to
development on adjacent parcels.
Photo overlays and/or other graphic material to demonstrate the special relationship of the
propced development to adjacent properties, public spaces, and adopted public view corridors
Parking needs assessment and vehicular circulation analysb prepared by a qualified
professional.
X On Environmental impact report (unless o(empt according to Section 12-L2-3 ot the Town Code)
o Additional Materia!: The Administrator and/or PEC may require the submission of additional plans,
drawings, specifications, samples and other materials if deemed necessary to properly evaluate the
proposal
AMENDMET{TS
Mairr Amendment (PEC and/or Town Council review): Any propcal to change uses; increase
gr6s residential floor area; change the number of dwelling or accommodation units; modify, enlarge or
expand any appro/ed Special Development Districts.
Minor Amendment (Staff review): Modincations to building plant site or landscape plans that do not
alter the basic intent and character of the approved special development district, and are consistent with
the design criteria for special development districts. Minor amendments may include, but not be limited
to, variations of not more than five feet to approved setbacks and/or building footprints; changes to
landscape or site plans that do not adversely impact pedestrian or vehicular circulation throughout the
Special De/elopment District; or changes to gross floor area (o<cluding residential uses), of not more
than five percent (5olo) of the approved square footage of retail, office, common areas and other non-
residential floor area,
PRE-APPUCATION CONFERENCE
A pre-application conference with a planning staff member is strongly encouraged. No application will be
accepted unless it is complete. It is the applicanfs responsibility to make an appointment with the staff
to determine submittal requirements.
TIME REOUIREMENTS
The Planning and Environmental Commission meets on the 2nd and 4th Mondays of each month. A
complete application form and all accompanying material (as described abo/e) must be accepted by the
Community Development Department by the appropriate submittal date, which is a minimum of bur (4)
weeks prior to the date of the PEC public hearing.
Apprwal of a major or minor exterior alteration shall lapse and become void two (2) years following the
date of approval unless, prior to the e)(piration, a building permit is issued and construction is
commenced and diligently pursued to completion.
ADDMONAL REVIEW
A. If this application requires separate rerliew by any local, State or Federal agency other than the Town
of Vail, the application fee shall be increased by $200.00. E)Gmples of such review, may include, but
are not limited to: Colorado Department of Highway Access Permiq Army Corps of Engineers .+04,
etc,
B. The applicant shall b€ responsible for paying any publishing fees that are in excess of 5@/o of the
application fee. If, at the applicant's request, any matter is postponed for hearing, causing the
matter to be re-published, then, the entire fee for such re-publication shall be paid by the applicant.
C. Applications deemed by the Community Development Department to have design, land use or other
issues which nny have a significant impact on the community may require rwia/l/ [ consultants in
addition to Town staff. Should a determination be made by the Town staff that an outside consultant
is needed, the Community Development Department nny hire the consultant. The Department shall
estimate the arnount of money necessary to pay the consultant and this amount shall be brwarded
to the Town by the applicant at the time of filing an application. Expenses incurred by the Town in
e)(cess of the amount forwarded by the applicant shall be pai<l to the Town by the applicant within 30
days of notification by the Town. Any excess funds will be returned to the applicant upon review
completion.
Plcase note that only complete applications will be accepted All of the required information must be
submitted in order for the application to be deemed complete
WN OFVAIL
Department of Community Development
75 South Frontage Road
Vail. Colorado 81657
970-479-2138
FAX 970-479-2452
www.ci.vail.co.us
December 5, 2002
Jay Peterson
Bailey & Pstcrson
108 South Frontage Road
Vail, Colorado 81657
Tivoli Rcdcvelopment Proposal
Dear Jay:
I have had an opportunity to complctc a review of the plans submitted by Resort Design for the proposed
redevelopment of the Tivoli Lodge, located at 386 Hansen Ranch Road. The purpose of my letter is to
provide you with a written list of my comments as well as a summary of the comments expressed by the
Design Review Board at their meeting on Wednesday, December 4, 2002.
Staff Comments
o According to the proposed plans, grading is to occur on Town ofVail property adjacent to the
devclopment. In order to do grading on town property the permission of the Vail Town Council is
required.
o The front drop olVloading area needs to be redesigred. Accordhg to the town's regulatiors, all
loading and delivery shall occur on private property and shall not be located in the front setback.
While I believe an argument could be made and supported for loading in the front setback, I don't
believe that off-site loading and delivery will be supported.
o A complete landscape plan including a legend listing the species, quantity and sizes ofplant
materials is required.
o Please "clean up" the layers of information illustrated on the proposed plans. As submitted, there
is ururecessary inforrnation illustrated on the plans that creates confusion and makes the plans very
difficult to read.
o Parking spaces numbered 8, 9, 10, & 11, as designed, will not function properly. You may wish to
look at opportunities to expand the parking out into the setbacks below grade to gain more space
in the structure.
o Section l2- 10-6 of the Vail Town Code requires that proposals for oflsite parking must receive
Town Council approval. Town Council review of the off-site parking plan will be scheduled
concurrently with the other parts of your application.
o The Vail Town Code allows up to 25% ofenclosed parking spaces to be compact in size (8' x
16'). You may wish to integrate compact spaces into your design to maximize your on-site
parking opportunities.
o Valet parking shall not exceed 50% ofthe total parking requiremcnt.
o Please provide a site/parking plan for the existing and proposed off-site parking on Lot P2.
{g *"n"""o r^""*
o In order to reduce the impact of the building on the required setbacks, you may wish to look for
opportunities to reduce the amount of common area with the lodge.
o The east stair tower should be relocated or redesigned to reduce the amount of building
encroachment on the east side building setback.
o A tree protection plan prepared by a certified arborist is required to determine the feasibility ofthe
proposed tree prescrvation and relocation plan. Any recommendations lbr trcc survival proposed
by thc arborist shall be adhered throughout the construction process.
o An engineer's set of stamped drawings will be required for all retaining walls over 4 feet in height.
o Please providc four complete sets ofall revised drawings including one 8 %" x I l" reduced set.
o An analysis of the lodge design with regard to compliance with the Vail Village Urban Design
Guide Plan shall be submitted for review.
Design Review Board Comments
o Simpliff the roof design. As currently designed, there are too many different styles.
o The building needs to be setback and stepped back vertically to eliminate four-story tall wall
planes.
o The entry fagade needs to be redesigned to place more of an emphasis on thc front entry. As
dcsigned, the proportions appear to be off.
o The rail and deck (widow's walk) design conflicts with the tyrolean theme of the rcst of the
building.
o The elevation which can be seen from Mill Creek Circle is much too tall. Vertical layers are
needed to break down the mass. The vertical plane of the building adjacent to the bike/pedestrian
path is too tall and too vertical.
o The entry feature to the lodge is very tall. A vertical break is needed to reduce the mass.
o The mansard is not in keeping with the character of the town. A different design is needed.
o The primary roof ridge is too long and is unintemrpted. The roof ridge must be broken up.
o The roof area of the lodge is very large and very visible. Carcful attention to roof materials is
required.
o The details ofthe design need to be worked through. For examplc, the windows butt right up to
the roof with no separation provided.
o The lodge appears as an enormous building. The building is visually overpowering.
o The mass of the roof makes the lodge appear top heavy and thus distracts from the good aspects of
the design.
o The comer tower elements are inconsistent with the design guidelines. They appear too bam or
silo-like. The roofdesign atop the towers should be redesigned to be complimentary to the lodge
design.o The assemblage of building forms is unresolved. The lodge is too small for multiple building
styles. A building style should be selected and then detailed and that theme.
o The enty feature is too tall and creates concems with the building height and its proximity to the
property lines.
o The lodge must be stepped back as the building approaches the property lines.
o The stone veneer applied to the building must vary in height as in goes around the building. As
currently designed, the proposal appears to dip the building in stone.
o Where will the roof{op mechanical equipment be located? The location of mechanical equipment
should be plamcd for at this time.
o The little roofs atop the in-set windows do not fit together. Shed dormers may be a possible
solution to this problem.
o Vertical steps are needed in the building on both the east and west elevations.
Should you have any questions or concerns with regard to the information addressed in this letter, please do
not heitate to call. I can be reached by telephone at 479-2145.
Sincerely,
George Ruther, AICP
Chief ofPlanning
Town of Vail
To: George Ruther
From: Tom KassmeVGreg Hall
Date: 12-03-02
Tivoli Lodge
Initial Comments
l. Additional survey will be required. Please provide the edge of asphalt on north side of road,
location of existing crosswalk.
2. The existing fence must be relocated along or within property line.
3. All disturbances, gading, etc.. .must be contained within property.(except that being done
within the Town of Vail's ROW, which will require a public way permit and a revocable rigbt
of way permit), unless approval from adjacent property owner is acquired. The tracts to the
south and east are owned by VA.
4. The two foot drainage pan shall be removed and replaced with a 4' pan.
5. Sheet A2.2 shows contours on the driveway ata2Yothen6%o grade. The ddveway must meet
the standard of 30' at 4o/o as shown on sheet A3.0.
6. Proposed shrubs on the northeast side of driveway must be less then 3' in height to provide
adequate sight distance.
7. The spot elevation on the concrete pan in front ofthe proposed driveway is not in the same
location as on the other sheets? From the survey this spot elevation looks to be the flowline
elevation, please verify.
8. Please provide a loading and delivery plan. All loading and delivery must take place within
the property. Will any loading occur within the parking structure? If so the maxinum grade
of the ramp is to be l0%(heated/interior), minimum ramp width is 24', with a minimum
centerline radius of 40', a maximum grade break of 4%, and a rninimrm vertical clearance of
up to l4'.
9. As show& all parking spaces within the structune are considered valet. (When full no car can
be moved without another being moved, thus valet.) This also defines the handicap space as
valet this will not function properly.
10. Spaces 9 & 10 cannot be accessed so they do not count as spaces.
I l. Spaces 8 & I I do not have adequate turnaround room and will not be considered spaces.
12. The area designated as 'loading' does not provide an adequate loading zone to accommodate
taffic at the same time.
13. If no large vehicles will enter the struchre do to its minimum height clearance of 7', how will
the dumpsters function? They will not function well if they are to be pushed up the l2Yo grade
nor will the one on a 12"/o cross slope function well.
14. Please show adequate drainage for the parking structue.
15. Please show the surface lot P2 and how it will functior4 are any improvements scheduled for
the P2 lot?
16. Please coordinate with AIPP to incorporate Art.
17. A traffrc Impact fee of $5000 per net peak hour trip will be assessed. This will be determined
using the ITE rip generation rate of 0.9 trips per hotel room at peak hour.
18. The Master Plan calls for a roadway section ofthe following: (starting from the nordr edge of
pavement) A 2.5' curb and gutter, 12'asphalt driying lane, 8' at grade paver walk, and then a
4' concrete pan. Please incorporate this into your design, eliminating any urmecessary walks.
19. The owner will be responsible for conshucting all improvements from the intersection of
Hanson Ranch Rd. with Vail Valley Drive to the west side of the intersection of Hanson
Ranch Rd. with the bike path and extending out to the northern paver/asphalt line. This
includes the 4' pan, curb and gutter where necessary, 8' heated paver walk, and Vail village
street lighting along this corridor as defined above.
20. The car pull offat the main enfance will need to be separated from south Tivoli pedestrian
walk either by grade or by bollards.
2l . Please show all site drainage, including patio &ainage, roof drainage/ gutter daylight, parking
drainaee etc...All site drainase shall tie into the Town of Vail storm sewer.
WN OFVAIL
Department of C ommunity Development
75 South Frontage Road
Vail, Colorado 81657
970-479-2 r 38
FAX 970-479-2452
wwwci.vail.co.us
December 19,2002
Jay Peterson
Bailey & Peterson
108 South Frontage Road
Vail. Colorado 81657
Re:Tivol i Redevelopmcnt Proposal
Dear Jay:
Thank you for appearing before the Town of Vail Design Review Board on Wednesday , December 18,
2002 to present the proposed redevelopment plans for the Tivoli Lodge. The purpose of my letter is to
provide you with a written list of cornments expressed by the Design Review Board at their meeting.
Design Review Board Comments
o The lodge must be stepped back as the building approaches the property lines.
o Where will the roof+op mechanical equipment bc located? The location of mechanical equipment
should be planned for at this time. A faux chimney designed to house the venting equipment is a
possible solution.
o The elevator ovemrn atop the roof should be designed to emulate a chimney. As designed, the
elevator ovemrn disfacts from the aesthetic design of the lodge.
o Vertical steps are needed in the building on both the east and west elevations. The south end of
the Bavaria Haus near the loading dock is a good example ofa building that steps down as it
approaches the property line.
o The revised entry design is better than the original proposal. The battered base should only occur
on the outside comers.
o The mansard or gambrel-style roofis effective in reducing the apparent height of the lodge and
creates a comfortable pedestrian scale.
o The east stair tower should be dropped down one floor in height.
o The northeast and southeast cornen ofthe lodge are the most visible, and therefore, the elevations
that need the most design attention.
o After having evaluated the two roofdesign alternatives presented, the majority ofthe board
believed that the mansard or gambrel-style roof was most successful with the building design.
{P oun"'"o 'n"'
As promised, I have forwarded a copy of the proposed plans to Jeff Winston of Winston & Associates in
Boulder, Colorado. Jeff will assist the staffand board in the review of your project. I will forward a copy
of Jeffs written report to you on January 6, 2003, In the meantime, if you have any questions or concems
with regard to the infornation addressed in this letter, please do not hesitate to call me
^t
479-2145.
Sincerely,
1-^"*-Q-il'r^-t
George Ruther, AICP
Chief of Planning
Town of Vail
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WN OFVAIL
Department of Community Development
75 South Frontage Road
Yail, Colorado 81657
970-479-2138
FAX 970-479-2452
www. c i.vail. 996g O I 0, 2003
Ramshom Condominium Board of Directors
415 Vail Valley Drive
Vail, Colorado 81657
Dear Members of the Board:
I have received your letter dated December 17 ,2002, regarding the development application submitted to
the Town of Vail Community Development Department for the proposed redevelopment of the Tivoli
Lodge. The purpose of my letter is to respond to your various questions regarding the application and to
make myself available to meet with the members of the board or others within your association if
requested.
The following answers are in response to your letter:
1. The new lodge is proposed to be 56 feet tall in height. The underlying zone district of Public
Accommodation limits building height to 48 feet for sloping roofs. The applicant has
requested a deviation from the building height limitation subject to the approval ofa special
development district.
2. Yes, view corridor regulations are being met
3. Yes, the proposed square footage requirements are within the limits allowed for this
development site.4. I believe the "gazebo-type" structure you are refening to was the glass cupola atop the roof.
The cupola has been removed entirely from the proposal.
5. Yes, I have requested that the applicant provide simulated photographs ofthe proposed lodge
and sunorinding areas. I expect the photographs to be available shortly.6. I am not aware of any special provisions in the construction plan for reimbursement to
neighboring buildings for extra expenses incurred in maintaining their property as a result of
construction activity in the area. While the Town can not mandate such requirements, I have
informed the applicant of your concems and urged them to work with their neighbors.
Construction hours within the Village are regulated. In off-season times construction is
pennitted 7 am-7 pm, seven days per week. During the busy guest season (winter, holidays,
etc.) construction hours are limited. Each year the town publishes a construction schedule for
the year. The 2003 construction schedule has yet to be published. I can supply you with a
copy once the schedule is completed.
I look forward to your active involvement in the development review process for the redevelopment ofthe
Tivoli Lodge. Should you have any additional questions or need firther clarification, please do n'ot hesitate
to call or write. You can reach me by telephone at (9'70) 479-2145 or by email at gruther@ci.vail.co.us.
Sincerelv.fl*r?'*t'"'t
George Ruther, AICP
Chief of Planning
Town of Vail
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TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmenlal Commission
Department of Community Development
January 13,2003
A request for a recommendation to the Vail Town Council for the
establishment of Special Development Dislrict No. 37, to allow for the
redevelopment of the Tivoli Lodge, located at 386 Hanson Ranch
Road/Lot E, Block 2, Vail Village Stn Filing.
Applicant: Robert & Diane Lazier Planner: George Ruther
il.
SUMMARY
The purpose of this meeting is to allow the applicant an opportunity to present
the proposed redevelopment plans for the Tivoli Lodge to the Planning and
Environmental Commission and to provide the applicant, public, staff, and the
Commission an opportunity to identify issues for discussion at a future meeting.
The Commission is not being asked to take any formal positions on this
application at this time. As such, staff will not be providing a formal
recommendation at this time. The next step in lhe review process of this
development application includes a final review lentatively scheduled for
February 10,2003.
DESCRIPTION OF THE REQUEST
The applicants, Bob and Diane Lazier, have requested a worksession meeting
with the Planning and Environmental Commission to present a proposed
development application and requesl for the establishment of a new special
developmenl district intended to facilitate the redevelopment of the Tivoli Lodge,
located at 386 Hanson Ranch Road/Lot E, Block 2, Vail Village 5th Filing. A
vicinity map has been attached for reference (attachment A). The key elements
of the proposal include:
. Expansion and upgrading of one of Vail's Public Accommodation zoned
properties,. lmproved live-bed base added to the existing lodging inventory,r Construction of recommended streetscape improvements to the easlern
portion of Hansen Ranch Road,o A deviation from the allowable building height (56' proposed). Elimination of a portion of existing street-side parking and the provision of
a new parking structure and loading area, and . .'Provision of employee housing within the Town of Vail.
A reduced copy of the floor plans and elevalions have been attached for
|il.
reference (attachment B).
BACKGROUND
The applicant has meet with the Town of Vail Design Review Board on two
previous occasions for conceptual review discussions. The Board's review to
date has focused primarily on building mass and the architectural form of the
proposed gambrel roof design. A copy of the Design Review Board's commenls
have been attached for reference (attachment C).
SITE ANALYSIS
A more complete site analysis will be provided for the February 10,2003,
meeting of the Planning and Environmental Commission. Given the commenls
provided by the Town of Vail Design Review Board and the staff to date, and any
additional feedback from the Planning and Environmental Commission, staff
anticipates that there may be changes to the proposal that will affect the
development standards data. According to the application information provided
by the applicant, no deviations to the prescribed development standards are
sought with the exception of maximum allowable building height and loading and
delivery in the front setback.
Zoning:Public Accommodation
Land Use Plan Designation: Vail Village Master Plan Study Area
Currenl Land Use: Mixed Use/Residential
vt.
Develooment Standard
Lot Area:
Setbacks;
Front:
Sides:
Rear:
Building Height:
Density:
GRFA:
Site Coverage:
Landscape Area:
Parking:
Allowed
Min. of 10,000 sq. ft. of buildable area and a min. of
30 feet of frontage.
20 feet
20 feet
20 feet .See Section 12-7A-6 for discretion granted to the
Planning and Environmental Commission and the criteria.
45 ft. for flat or mansard roofs and 48 ft. for sloping roofs.
Max. of 25 units/acre.
Up to 150 sq. ft. for each 100 sq. ft. of buibable site area.
Not to exceed 65% of the total site area.
Min. of 30% of the total site.
Accommodation units: 0.4 spaces/unit, plus 0.1
space/each 100 sq. ft, of GRFA with a max. of 1.0
spaces/unit.
Dwelling Unit: lf GRFA is 500 sq. ft. or less: 1.5
z
v[.
spaces/unit. lf GRFA is over 500 sq. ft. up to 2,000 square
feet: 2 spaces/unit. lf GRFA is 2,000 sq. ft. or
more/dwelling unit: 2.5 spaces/unit.
Recreational Facilities, Public or Private (day spa): Parking
requirements to be determined by the Planning and
Environmental Commission.
SURROUNDING LAND USES AND ZONING
North:
South:
East:
West:
Land Use
Residential
Open Space
Residential
Residential
Zonino
Public Accommodation
Agricultural and Open Space
Public Accommodation
Agricultural and Open Space
VIII. DISCUSSIONISSUES
The purpose of this worksession meeling is to allow the applicant an opportunity
to present the revised proposed plans to the Planning and Environmental
Commission and to provide the applicanl, public, staff, and the Commission an
opportunity to identify issues for discussion at a future meeting. The Commission
is not being asked to take any formal positions on this application at this time.
However, staff has identified five (5) issues at this time lhat we believe should be
discussed. The issues are:
Complete Development Aoolicalion
The Town of Vail has reviewed the developmenl application submitted by the
applicant's representalive for completion and compliance with the prescribed
submittal requiremenls. Upon completion of our (Community Development,
Public Works, and Fire Department) review, it has been determined that
additional information is required to be submitted and reviewed before any
final decisions may be made by the reviewing boards. Many of these issues
have already been communicated to the applicant. Others have not. For
reference purposes, the following information is needed:
r A viciniV plan which includes the Galatyn Lodge, Ramshorn
Condominiums, and the Villa Valhalla Condominiums.. A complete landscape plan prepared in accordance with the
requirements outlined on the Town of Vail development review
application . A complete set of street seclion drawings that illustrate the street
enclosure ol the proposed lodge and surrounding area.. A complete and accurate roof plan with existing and proposed grades
shown underneath to be used in the determination of building height.. A survey of Lot P-2 and a parking plan illustrating the parking space
configuration on the lot.
. Address the comments provided by the Town ol Vail Public Works
Department in the letter dated December 20, 2002 (attachment D). Submit a separate set of elevation drawings depicting the proposed
lodge versus the existing lodge.o Address the comments provided by Jeff Winston, Winston &
Associates, in the letter dated January 13, 2003 (attachment E). Submit an applicant for a conditional use permit to allow for a Type lll
Employee Housing to be constructed on the development site.
Pursuant to Section 12-7A-12 (AX2Xj) of the Vail Town Code, %ny
additional information or material as deemed necessary by the
Administrator or the Town Planning and Environmental Commission may
be requested".
ls there any additional information or materials that the Planning and
Environmenta! Commission linds is necessary to be submitted for
review and consideration prior to acting upon the requests of the
applicant?
Proposed Setbacks
In 1999, the Town of Vail approved a text amendment amending the
prescribed development standards for the Public Accommodation zone
district. In approving the text amendments the Town adopted five setback
criteria that are to be used by the Planning and Environmental
Commission when considering deviations to the required minimum 20-
foot setback. These criteria are to be used in place of the variance
procedures when considering deviations to the required selbacks. The
Town determined that providing flexibility in the implementation of the 20-
foot setback requirement was desirable and could serve a public purpose
provided thal certain design and land use considerations were addressed
and the various criteria were met. To aid in reviewing requesls for
deviations from the minimum setback requirement the following regulation
was adopted:
12-7A-6: SETBACKS:
ln the PA District, the minimum front setback shall be twenty feet
(20'), the minimum side setback shall be twenty feet (20'), and the
minimum rear setback shall be twenty feet (20'). At the discretion
of the Planning and Environmental Commission and/or the Design
Review Board, variations to the setback standards outlined above
may be approved during the review of exterior alternations or
modifications (Section 12-7A-12 of this Article) subject to the
applicant demonstrating compliance with the following criteria:
Proposed building setbacks provide necessary separation
between buildings and riparian areas, geologically
sensitive areas and other environmentally sensitive areas.
Proposed building setbacks comply with applicable
elements of the Vail Village Urban Design Guide Plan and
Design Considerations.
A.
B.
o
C. Proposed building setbacks will provide adequate
availability of light, air and open space.D. Proposed building setbacks will provide a compatible
relationship with buildings and uses on adjacent
properties.
E. Proposed building selbacks will result in creative design
solutions or other public benefits that could not otherwise
be achieved by conformance with prescribed setback
standards.
The Design Review Board and staff have completed a preliminary review
of the proposed site plan. Based upon staff's review of the proposed
plans, comments provided by the Design Review Board, and a review of
the above-described setback criteria, we believe that changes are needed
to the proposed setbacks in order to ensure compliance with the
prescribed regulations. For example, the proposed ground level patios on
the south and east sides of the Tivoli Lodge encroach considerably on the
south and east side setbacks. Given the landscape design, the building's
proximity to Vail Valley Drive and Town of Vail open space, staff believes
that the palio areas and boulder site walls should be redesigned. Other
areas for consideration include the loading and delivery facility and the
garage entrance on lhe west side of the lodge. The extent of any design
changes should take into consideration the prescribed setback criteria,
the revised sun/shade study, and adjacent land uses.
Does the Planning and Environmental Commission agree that
changes should be considered to the proposed setbacks given the
established setback criteria established for the Public
Accommodation zone district, the need for compliance with the
various master plan documents, and the physical parameters of the
site? lf so, what changes are suggested?
Sun/Shade Analvsis
The presence of sun and shade contributes significantly to the quality of
the pedestrian environment. To illustrate lhis point, simply look to Pepi's
Deck, the outdoor dining area at the Red Lion, or seating benches that
get used by the public on various days. lf the sun is shining, lhe decks
and those benches in the sun are used. The decks and benches located
in the shade are often vacant. The importance of sun/shade is well
documented in the Vail Village Masler Plan. In fact, a whole section of the
Vail Village Urban Design Considerations is devoted to sun/shade.
According to Section I of the Vail Village Urban design Considerations, in
part,
"all new or expanded buildings should not substantially increase
the spring and fall shadow pattern (March 21 through September
23) on adjacent propefties of the public right of way".
To better understand the impacts of the
proposed by the applicant, a sun/shade
new and
study has
expanded buildings
been submitted for
review (attachment F). The results of the study clearly illustrate that a
significant portion of Hanson Ranch Road and the adjacent properties to
the north will be impacted by the construction of the new lodge. Staff
sees the impacts of sun/shade to be the great adverse impact associated
with the proposed height of the lodge. Staff would recommend that the
Commission and applicant what mitigating measures could be pursued to
address shading of the street.
Given the criteria established for the review ol projects and
evaluating their impacts on sun/shade, as well as the input provided
by the Town of Vail Design Review Board, are there any steps that
you might suggest at this time for the applicant to pursue in
responding to concerns of sun/shade?
Mitioation of Develooment lmoacts
Pursuant to Section 12-74-14, Mitigation ol Development lmpacts, Vail
Town Code,
"Property owners/developers shall also be responsible for mitigating
direct impacts of their development on public infrastructure and in all
cases mitigation shall bear a reasonable relation to the development
impacts. lmpacts may be determined based on reports prepared by
qualified consultants. The extent of mitigation and public amenity
improvements shall be balanced with the goals of redevelopment and will
be determined by the Planning and Environmental Commission in review
of development projects and conditional use permits. Substantial off-site
impacts may include, but are not limited to, the following: deed restricted
employee housing, roadway improvements, pedestrian walkway
improvements, streetscape improvements, stream tract/bank restoration,
loading/delivery, public art improvements, and similar improvements. The
intent of this Section is to only require mitigation for large-scale
redevelopmenUdevelopment projects which produce substantial off-site
impacts."
Besides the obvious, (i.e., employee housing, streetscape
improvements, roadway improvements, public art, loading/delivery
facilities) are there any other specific mitigating measures that the
applicant should be pursuing at this time as part of this
development application?
Public Benefits
Pursuant to Section 12-9A-1 , Purpose, in part, of the Vail Town Code,
"The purpose of the Special Development District is to encourage
flexibility and creativity in the development of land in order to promote its
most appropriate use; to improve the design character and quality of the
new development with the Town: to facilitate the adequate and
economical provision of streets and utilities; to preserue the natural and
scenic features of open space areas; and to further the overall goals of
o
the community as stated in the Vail Comprehensive Plan. An approved
development plan for a Special Development District, in conjunction with
the property's underlying zone district, shall establish the requirements for
guiding development and uses of propefi included in the Special
Development District. The Special Development District does not apply to
and is not available in the following zone districts: Hillside Residential,
Single-Family, Duplex, Primary/Secondary. The elements of the
development plan shall be as outlined in Section 12-94-6 of this Article."
Furthermore, Sections 12-9A-8, Design Criteria, and 12-94-9, Development
Standards, of the Vail Town Code, states, in part,
And,
"lt shall be the burden of the applicant to demonstrate that submittat
material and the proposed development plan comply with the
development standards and design criteria, or demonstrate that one or
more of them is not applicable, or that a practical solution consistent with
the public interest has been achieved."
"Development standards including lot area, site dimensions, setbacks,
height, density control, site coverage, landscaping and parking shall be
determined by the Town Council as paft of the approved development
plan with consideration of the recommendations of the Planning and
Environmental Commission. Before the Town Council approves
development standards that deviate from the underlying zone district, it
should be determined that such deviation provides benefits to the Town
that outweigh the adverse effects of such deviation. This determination is
to be made based on evaluation of the proposed special development
district's compliance with the design criteria outlined in Section 12-9A-8 of
this Article."
The applicant has proposed deviations to the maximum allowable building height
limitation of 48 feet and the requirement lhat loading/delivery not be located in
the required front setback. The applicant is proposing a sloping gambrel-style
roof with a maximum building height of 56 feet and to place one 12Joot by 35-
foot loading and delivery space in the required front setback. Prior to the request
for deviations from the development standards, the Commission and Council
must make a finding that the said deviations provide benefits to the Town that
outweigh the adverse effects of such deviations. Staff would recommend that the
applicant and Commission discuss lhe magnitude of the requested deviations
and the public benefits that may or may not exist with the request. Historically,
the Town has recognized such benefits as off-site streetscape improvements,
heated surfaces, landscaping, employee housing, etc. as possible public
benefits.
Does the Commission believe that the requested deviations are appropriate
given the prescribed criteria? What additional information may the
Commission need to respond to the questions of adverse effects versus
public benefits?
CRITERIA AND FINDINGS
The following section of this memorandum is included to provide the applicant,
community, staff, and Commission with an advanced understanding of the
criteria and findings that will be used by the reviewing boards in making a final
decision on the proposed applications.
Conditional Use Permit Criteria and Findinos
A. Consideration of Factors Reoardino Conditional Use Permits:
1. Relationship and impact of the use on the development
objectives of the Town.
2. The effect of the use on light and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation
facilities, and other public facilities needs.
3. Effect upon traffic with particular reference lo congestion,
automotive and pedestrian safety and convenience, traffic flow
and control, access, maneuverability, and removal of snow
from the street and parking areas.
4. Etfect upon the character of the area in which the proposed
use is to be located, including the scale and bulk of the
proposed use in relation to surrounding uses.
B. The Plannino and Environmental Commission shall make the
followinq findinqs before qrantinq a conditional use oermit:
That the proposed location of the use is in accordance wilh
the purposes of the conditional use permit section of the
zoning code and the purposes of the Public
Accommodation zone district.
That the proposed location of the use and the conditions
under which it will be operated or maintained will not be
detrimental to the public health, safety, or welfare or
materially injurious to properties or improvements in the
vicinity.
That the proposed use will comply with each of the
applicable provisions of the conditional use permit section
of the zoning code.
12-74-6: SETBACKS:
ln the PA District, the minimum front setback shall be twenty teet (20'),
the minimum side setback shall be twenty feet (20'), and the minimum
rear setback shall be twenty feet (20'). At the discretion of the Planning
1.
2.
3.
and Environmental Commission and/or the Design Review Board,
variations to the setback standards outlined above may be approved
during the review of exterior alternations or modifications (Section 12-7A-
12 of this Article) subject to the applicant demonstrating compliance with
the followi ng criteria:
A. Proposed building setbacks provide necessary separation
between buildings and riparian areas, geologically
sensitive areas and other environmentally sensitive areas.B. Proposed building setbacks comply with applicable
elements of the VailVillage Urban Design Guide Plan and
Design Considerations.
Proposed building setbacks will provide adequate
availability of light, air and open space.
Proposed building setbacks will provide a compatible
relationship with buildings and uses on adjacent
properties.
Proposed building setbacks will result in creative design
solutions or other public benefits that could not otherwise
be achieved by conformance with prescribed setback
standards.
Special Development District
1 2-9A-8: DESIGN CRITERIA:
The following design criteria shall be used as the principal criteria in
evaluating the merits of the proposed special development district. lt shall
be the burden of the applicant to demonstrate that submittal material and
the proposed development plan comply with each of the following
standards, or demonstrate that one or more of them is not applicable, or
that a practical solution consistent with the public interest has been
achieved:
A. Compatibility: Design compatibility and sensitivity to the
immediate environment, neighborhood and adjacent
properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual
i ntegrity and orientation.
Relationship: Uses, activity and density which provide a
compatible, efficient and workable relationship with
surrounding uses and activity.
Parking And Loading: Compliance with parking and
loading requirements as outlined in Chapter 10 of this Title.
Comprehensive PIan: Conformity with applicable elements
of the Vail Comprehensive Plan, Town policies and urban
design plans.
Natural And/Or Geologic Hazard: ldentification and
mitigation of natural and/or geologic hazards that affect the
property on which the special development district is
proposed.
Design Features: Site plan, building design and location
c.
D.
E.
c.
D.
xt.
and open space provisions designed to produce a
functional development responsive and sensitive to natural
features, vegetation and overall aesthetic quality of the
community.G. Traffic: A circulation system designed for both vehicles and
pedestrians addressing on and off-site traffic circulation.H. Landscaping: Functional and aesthetic landscaping and ' open space in order to optimize and preserue natural
features, recreation, views and function.l. Workable Plan: Phasing plan or subdivision plan that will
maintain a workable, functional and efficient relationship
throughout the development of the special development
district.
STAFF RECOMMENDATION
As this is a worksession, staff will not be providing a staff recommendation at this
time. Staff will provide a staff recommendation at the time of a final review of this
application.
For future reference purposes only, pursuant to Section 12-7A-13, Vail Town
Code, the applicant shall be required to meet a compliance burden and
demonstrate by a preponderance of the evidence that the proposed application
conforms to the requirements prescribed for such application. Section 12-74-13
stales,
"COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the Planning and Environmental Commission and the
Design Review Board that the proposed exterior alteration or new
development is in compliance with the purposes of the Public
Accommodation Zone District, that the proposal is consistent with
applicable elements of the Vail Village Master Plan, the Vail Village Urban
Design Guide Plan and the Vail Streetscape Master Plan, and that the
proposal does not otherwise have a significant negative effect on the
character of the neighborhood, and that the proposal substantially
complies with other applicable elements of the Vail Comprehensive Plan."
ATTACHMENTS
A. Vicinity Map
B. Proposed Elevations and Floor Plans
C. Design Review Board Comments
D. Public Works Comments dated December 20.2002
E. Jeff Winston Comments dated January 13, 2003
F. Sun/Shade Study
G. Adjaceni Property Owner Mailing List
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Attachment: C
Depa ment of Community Developmenl
75 South Frontage Road
Vail. Colorado 81657
970-479-2138
FAX 970-479-2452
www.ci.vail.co.us
December 5, 2002
Design Review Board Comments:
o Simpli$, the roofdesign. As currently designed, there are too many different styles.
o The building nceds to be setback and stepped back vertically to eliminate four-story tall wall
planes.
o The entry fagadc needs to be redesigned to place more of an emphasis on the front entry. As
designed, thc proportions appear to be off.o The rail and deck (widow's walk) design conflicts with the tyrolean theme of the rest of thc
building.
o The elevation which can be seen from Mill Crcek Circle is much too tall. Vcrtical layers are
needed to break down the mass. The vertical planc ofthe building adjaccnt to the bike/pedestrian
path is too tall and too vertical.
o The entry feature to the lodge is very tall. A vertical break is needed to rcduce the mass.
o The mansard is not in keeping with the character of the town. A different design is nceded.o The primary roof ridge is too long and is unintemrpted. The roof ridge must be broken up.
o The roof area of the lodge is very large and very visible. Careful attention to roof materials is
required.
o The details ofthe design need to be worked through. For example, the windows butt right up to
the roof with no separation provided.
o The lodge appean as an enorrnous building. The building is visually overpowering.
o The mass of the roof makes the lodge appear top heavy and thus distracts from the good aspects of
the design.
o The comer towsr elements are inconsistent with the design guidelines. They appear too barn or
silolikc. The roof design atop the towers should be redesigned to be complimentary to the lodge
design.
o The asscmblage of building forms is unresolved. Thc lodge is too small for multiple building
styles. A building style should be selected and thcn detailed and that thcme.
o The entry feature is too tall and creates concems with the building height and its proximity to the
property lines.
o The lodge must be stepped back as the building approaches the property lines.
o The stone veneer applied to the building must vary in height as in goes around the building. As
currently designed, the proposal appears to dip thc building in stone.
o Where will the roof-top mechanical equipment be located? The location of mechanical equipment
should be planned for at this time.
o The little roofs atop the in-set windows do not fit together. Shed dormcrs may be a possible
solution to this problem.
o Vertical steps are needed in the building on both the east and west elevations.
{p'"no"o' "'r
Attachment: D
To: George Ruther
From: Tom KassmeUGreg Hall
Datez 12-03-02
Tivoli Lodge
Initial Comments
l. Additional survey will be required. Please provide the edge ofasphalt on north side ofroad,
location of existing crosswalk.
2. The existing fence must be relocated along or within property line.
3. All disturbances, grading, etc.. .must be contained within property.(except that being done
within the Town of Vail's ROW, which will require a public way permit and a revocable right
of way permit), unless approval from adjacent property owner is acquired. The fiacts to the
south and east are owned by VA.
4. The two foot drainage pan shall be removed and replaced with a4' pan.
5. Sheet A2.2 shows contours on the driveway at a 2Vo then 60/o grade. The driveway must meet
the standard of 30' at 4Vo as shown on sheet A3.0.
6. Proposed shrubs on the northeast side ofdriveway must be less then 3' in height to provide
adequate sight distance.
7. The spot elevation on the concrete pan in front ofthe proposed driveway is not in the same
location as on the other sheets? From the survey this spot elevation looks to be the flowline
elevation, please veri!.
8. Please provide a loading and delivery plan. All loading and delivery must take place within
the property. Will any loading occur within the parking structure? If so the maximum grade
of the ramp is to be l0%(heated/interior), minimum ramp width is 24', with a minimum
centerline radius of 40', a maximum grade break of 4%, and a minimum vertical clearance of
up to l4'.
9. As shown, all parking spaces within the stmcture are considered valet. (When full no car can
be moved without another being moved, thus valet.) This also defines the handicap space as
valet, this will not function properly.
10. Spaces 9 & l0 cannot be accessed so they do not count as spaces.
I l. Spaces I & 1 I do not have adequate turnaround room and will not be considered spaces.
12. The area designated as 'loading' does not provide an adequate loading zone to accommodate
traffic at the same time.
13. If no large vehicles will enter the structure do to its minimum height clearance of 7', how will
the dumpsters function? They will not function well if they are to be pushed up the l2%o grade
nor will the one on a l2%o cross slope function well.
14. Please show adequate drainage for the parking structure.
15. Please show the surface lot P2 and how it will function, are any improvements scheduled for
the P2 lot?
16. Please coordinate with AIPP to incorporate Art.
17 . A traffic Impact fee of $5000 per net peak hour trip will be assessed. This will be determined
using the ITE trip generation rate of 0.9 trips per hotel room at peak hour.
18. The Master Plan calls for a roadway section of the following: (sarting from the north edge of
pavement) A 2.5' curb and gutter, 12' asphalt driving lane, 8' at grade paver walk, and then a
4' concrete pan. Please incorporate this into your design, eliminating any unnecessary walks.
19. The owner will be responsible for constructing all improvements from the intersection of
Hanson Ranch Rd. with Vail Valley Drive to the west side of the intersection of Hanson
Ranch Rd. with the bike path and extending out to the northern paver/asphalt line. This
includes the 4' pan, curb and gutter where necessary, 8' heated paver walk, and Vail village
street lighting along this conidor as defined above.
20. The car pull offat the main entrance will need to be separated from south Tivoli pedestrian
walk either by grade or by bollards.
2l . Please show all site drainage, including patio drainage, roof drainage/ gutter daylight, parking
drainage etc...All site drainage shall tie into the Town of Vail storm sewer.
Attachment: E
V.qJr. UnsAl,{ DESTGN REvlEw
TwoLI LoDGE
l3 January 2003
Urban Design
I Complies tr Partially complies E Non-compliant
IPedestrianization Public walkway is along street edge and in street. No external retail proposed in
buildins.
? Street Enclosure Not evaluated. No street sections in drawins set.
IStreet Edee Building set on anglc to street provides variety, reinforced by towers.
? Buildlne Heleht See TOV staff comments.
IViews Not a resulated view corridor
ESun/shade Preliminary assessment is that shade will be cast slightly on public ROW from
wcstem % of building. Not a significant impact.
IService/delivery Service parking available in the street and in the surrounding area.
Architecture/Landscape Architecture
ERoofs A combination ofgable and gambrel roofs are proposed. Gambrel roofs capture
additional living space and will become increasingly popular if allowed. Roofofar
sinsle buildine should be consistent (Gable or hip).
lOverhangs Good
lFacades Good
? Color Not shown
EWindows Ground floor transDarency can/should be increased. See discussion below.
lWindow details Good
lDoors Good
lTrim Good
!DeckVpatios 5'n floor balcony gable ends do not appear to be consistent with the overall
architectural character of the building.
IBalconies Good
lAccent elements Good
lLandscape Good
Discussion:
Our overall concems with the curent proposal are as follows:
l. The major design issue is the roof. As noted above. Gambrel roofdoes not seem particularly out of
place here, as a unique building. However, as we seeing with several other applications, because it
captures additional space in the roof, it will be increasingly requested. This is a precedent-setting
decision that will gradually change the character of architecture in the Village, not necessarily for the
worse, just different. We recommend that some additional study be given to the potential visual
implications on a broader scale ('How will it look to have a number of gambrel roofs interspersed
within the gable roof theme of Vail?' What roof slope distinguishes a gambrel roof fiom a
Mansard?).
alse loJ21 Vall-llvolll
ilwinslon@winstonassociales.com
2299 PEARL STREET, SUITE 1OO. BOUL}R, CO 80302 303-440-9200 o FAX 303-449-6911 o
Tivoli Lodge
Vail Urban Design Review
lTinston Associates, Inc.
I/10/2003
The second design issue for the Tivoli is the ru.rr'ng of hip and gable roofs. There is a pleasant
consistency to the all-gambrel-roof North elevation, which is lost on the South elevation with the
introduction of a large gable end. Note that in the West elevation the gable end will actually extend
out to the south beyond the tower. Also, a gable end appears to pop up next to tle tower at the west
end of the North elevation. These comments may be tempered by the fact that from the drawings it is
not clear how visible these gable ends would actually be from public view. On the other hand, it does
not seem all that difficult to convert them to a hip roof.
Related to the mixing ofgable and gambrel roofs is the expression of the 5- floor balcony decks-
they appear to be a contemporary insertion in the building. This is particularly at the east end ofthe
building. We question whether this balcony can be constructed as shown (compare the roofplan and
the East elevation-won't the vertical plane of the deck be longer?). It is not clear however, how
visible these decks will be from public ways. We suggest additional attention be given to how to
make these at least the visible portions ofthese decks (especially the east one) to blend with the
overall character of the rest ofthe building (hip roof, trim, window treatrnent, etc.).
Design Guidelines, and character of Village, suggest greater transparency of ground floor facades. In
the middle portion of the elevation the ground floor windows (meeting room,? restaurant? library?)
replicate the windows of the upper floors (lodging units). Ground floor transparency of the North
elevation can be increased by adding additional windows in the middle section, perhaps using a
window treaunent similar to the window wall on the South elevation of the lobby (adjacent to the
southeast tower).
Large ground floor window at east end ofNorth elevation is on a bathroom. Suggest moving the
window east and inserting some small windows for the bathrooms (similar to those above garage
entry).
6. On thc East elevation, the stairwell presents a fairly blank wall to the street on the l"'and 2no levels.
Could windows be added? (even small windows as used on North elevation)
7 . On the North elevation there is an exit door that appears in plan but not elevation, just west of thc
tower.
JTW
Drawings Reviewed: TIVOLI LODGE, 386 Hanson Ranch Road, Resort Design Associates International,
12/20102 Prosress set.
V.lFnvolll ^*21
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4.
5.
303-440-9200 . FAX 303-449-6911 . Win132o@AOL.COM I 2299 PEARL STFEET, SUITE 100 . BoULDER, CO 80302
Attachment: F
TIVOLI LODCE
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TAT{AGETEI{T ACCOUNT
Town of Vail
6418
Qfr,,roo, J1,?"
Original Amt.
28.s0
2t27D003
Balance Due Discount
28.50
Check Amount
Payment
28.50
28.50
28.50 **on"nt""*,.,
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PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will-hold a public hearing in accordance with section r i-s-6 oi tf'e tviunicipal code of the Town of Vail on Decembe r-9,2002, at 2:00 P.M. in the Town ot vait Municipal Building. In consideration of:
A request for a variance from.section 114C-3 (Building.ldentification Signs), Vail Town Code,to allow fol a sis! that exceeds the allowable m'aximurn'neight ail;; jrjoe, tocated at 250 S.Frontage Road/Tract C, Block .,l
, Vail Lionsh ead 2nd Filing. -
Applicant: Evergreen Lodge at Vail Ltd.Ptanner: Matt Gennett
A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 37, to allow for the redevelopment of the Tivoli Lodge, located at 3g6 Hanson Ranch Road/Lot E, Block 2, Vail Village Sm fiting.
Applicant: Robert & Diane Lazier Planner: George Ruther
A request for a variance from Title 14, Development Standards Handbook, to allow for the construction of a new reta.ining wall exceeding the maximum height limitation, located at 265 Forest Road, Lot 21, Btock 7, Vail Village Firsi Fiting
Applicant: Forest Road LLC, represented by Michael English Planner: Bill Gibson
The applications and information about the proposals are availab.le for public inspection during regular office hours in the project planner's office, located at the Town 5f Vail Co-mm;ity - " -
Development Department, 75 South Frontage Road. The public is invited to attend proj6ct orientation and the site visits that precede^the public-helring in the Town of Vait Community Devet6lm;i --
Department. Please call 479-21 38'for informatidn.
!igjr language interpretation available upon request with 24-hour notification. please call 479-zJ5o, retephone for the Hearing lmpaired, for information.
Community Development Department
Published November 22,2002 in the Vail Daily.
. TRANSMITTAL
TO: George Ruther FROM: Lisa Hagood Lowe
COMPANY: Chief of Planning DATE: 1.24.2003
Town of Vail
ADDRESS: 75 South Frontage Road JOB NAME: Tivoli Lodge
Vail, CO 81657 JoB NUMBER: 23096.00
RE: Town of Vail Submittal- CC: Bob Lazier
DRB review Gordon Pierce
Jay Peterson
Jeff Winston
We are sending via
E Attached E Originals I Copy ofletter I Specifications [J Other
lboprcs tAiE DEscRrPrroN
8 %" x 1l " Architectural Elevation Studies for Tivoli Lodge, based upon Jeff
Winston's comments in memo dated 1.13.03 and mecting 1.23.03 and Jay
| 1.24.03 Peterson's request to send you tower height studies.
George,
Enclosed please find design sketches for the exterior elevations for the Tivoli Lodge. These sketches are
based on Jeff Winston's suggestions as well as comments from the PEC. I met with Jeff yesterday and
he was extremely helpful and supportive of these efforts.
Sketches include; North Elevation - increased transparency at the common areas on the first floor, East
Elevation- added fenestration detail at the stair tower, South Elevation - balconies at the fifth floor and
the main gable end. I have also included the East Elevation for reference. Jay Peterson requested that I
send you the tower studies. When the tower cap was redesigned, the height was increased slightly so that
the proportions were more pleasing. New sunshade sfudies will be available at the end of next week.
Because of the new slender nature of the tower's caps, we do not anticipate the increased height being
an issue. We would appreciate you presenting these informally to the DRB for their input.
If you have any questions please contact me at 303 .449.4433.
Thanks. Lisa
1434 Spruce Stre et, Suite 110, Houldcr, CO 1J0302
p h " . - 3 0 -1 I 4 9 A 4 3 3
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TO:
COMPAITTY:
ADDRESS:
RE:
We are sending via
E Attached
George Ruther
Chief of Planning
Town ofVail
75 SouthFrontageRoad
Vail, CO 81657
Town ofVail Submittal-
DRB review
FROM:
DATE:
JOB NAME:
JOB ITIT]MBER:
CC:
Liqa Hagood Lowe
r.24.2003
Tivoli Lodge
23096.00
Bob Lazier
Gordon Pierce
Jay Peterson
JeffWinston
DATT,
1.24.03
D Originals fl Copy of letter I Specifications E Other
Winston's comments in memo dated 1.13.03 and meeting 1.23.03 and Jay
I Peterson's request to send you tower height studies.
George,
Enclosed please find design sketches for the exterior elevations for the Tivoli Lodge. These sketches are
based on JeffWinston's suggestions as well as comments fiom the PEC. I met with Jeff yesterday and
he was extremely helpful and supportive of these efforts.
Sketches include; North Elevation - increased transparency at the common areas on the first floor, East
Elevation- added fenestration detail at the stair tower, South Elevation - balconies at the fifth floor and
the main gable end. I have also included the East Elevation for reference. Jay Peterson requested that I
send you the tower studies. When the tower cap was redesigned, the height was increased slightly so that
the proportions were more pleasing. New sunshade studies will be available at the end of next week.
Because ofthe new slender nature ofthe tower's caps, we do not anticipate the increased height being
an issue. We would appreciate you presenting these informally to the DRB for their input.
If you have any questions please contact me at 303.449.4433.
Thanks, Lisa
c c S t rc c t,Suitc I10, Bould cr, CO 80302 '1 434 Spru
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Department of Community Development
75 South Frontage Road
Vail. Colorado 81657
970-479-2 r 38
FAX 970-479-2452
www.ci.vail.co.us
February 21,2003
Tivoli Lodge
Mr. & Mrs. Bob Lazier
386 Hanson Ranch Road
Vail, CO 81657
RE: Tivoli Lodge, 386 Hanson Ranch Road/Lot E, Block 2, VailVillage 5'n Filing
Dear Mr. & Mrs. Lazier:
The purpose of my letter is to inform you that there will be additional publishing costs for
the above referenced application. The following notification of such costs is provided in
each application and states:
ADDITIONAL REVIEW
"The applicant shall be responsible for paying any publishing fees which are in
excess of 50% of the application fee. lf, at the applicant's request, any matter is
postponed for hearing, causing the matter to be re-published, then, the entire fee for
such re-publication shall be paid by the applicant."
Enclosed please find a copy of the additional publishing. The cost of publishing is $3.50
per column inch, plus a $25.00 administrative fee. Please send a check in the amount of
$28.50 to the Town of Vail, Attn: Community Development, 75 S. Frontage Road, Vail,
co 81657.
Thanking you in advance for your prompt attention to this matter. Should you have any
questions, please do not hesitate to contact me at 479-2128.
r#M
Town of Vail
Enc.Cc: George Ruther, Chief of Planning
{S*no"or ro
WN OF VAIL
Department of Community Development
75 South Frontage Road
Vail. Colorado 81657
970-479-2 138
FAX 970-479-2452
www.ci.vail.co.us
February 28,2003
Mr. Jay Peterson
Bailey & Peterson
108 South Frontage Road
Vail, Colorado 81658
Re Tivoli Lodge Redevelopment
Dear Jay:
The purpose of my letter is to inform you that the Town of Vail Community Development Deparfinent has
waived the requirement for an Environmental Impact Report for the proposed redevelopment of the Tivoli
Lodge.
Pursuant to the Vail Town Code, Title 12, Zoning Regulations, Chapter 12 Environmental Impact Reports,
Section l2-12-2, Applicability, in part, an environmental impact report shall be submitted to the
Administrator for any project which the Administrator determines may significantly change the
environment, either during construction or on a continuing basis, with respect to the criteria listed in section
12-12-2 A-0 of the Vail Town Code.
Upon review of the stated criteria, it is the determination of the Administrator that an environmental impact
report is not required with the submittal of the Tivoli redevelopment application.
Should you have any questions, please do not hesitate to call. You can reach me by telephone at (910) 479-
2t45.
Sincerelv.
r;.-Q,-*t',*r
George Ruther, AICP
Chief of Planning
Town of Vail
{g un"uo r^reo
TO:
FROM:
DATE:
SUBJECT:
MEMOBANDUM
Planning and Environmental Commission
Community Development Department
April 28, 2003
ArequestforarecommendationtotheVail TownCouncil onaproposal to establish
Special Development District No. 37, pursuant to Section 12-9A-6, Development
Plan, Vail Town Code, to allow for the redevelopment of the Tivoli Lodge, located at
386 Hanson Ranch Road/Lot E, Block 2, Vail Village 5'n Filing.
Applicant; Bob & Diane Lazier Planner: George Ruther
il.
SUMMARY
The applicants, Bob and Diane Lazier, represented by Jay Peterson, are requesling a
recommendation from the Town of Vail Planning and Environmental Commission to the Vail
Town Council of a development application lo establish Special Development District No.37,
Tivoli Lodge, to allow for the redevelopment of the Tivoli.
Upon review of the applicable elements of the Town's planning documents and adopted
criteria for review, the Community Development Departmenl is recommending approval of
the applicants' requesl with conditions. A complete summary of our review is provided in
Section Vlll of this memorandum.
DESCRIPTION OF THE REQUEST
The applicants, Bob and Diane Lazier, represented by Jay Peterson, are requesting a
recommendation from the Town of Vail Planning and Environmental Commission to the Vail
Town Council of a development application to establish Special Development District No.37,
Tivoli Lodge, to allow for the redevelopment ol the Tivoli.
The establishment of Special Development District No. 37 is intended to facilitate the
redevelopment of the Tivoli Lodge, located at 386 Hanson Ranch Road. The applicants are
proposing to demolish the existing lodge and reconstruct a new lodge on the site. According
to the Official Town of Vail Zoning Map, the proposed development site is located in the
Public Accommodation zone district. As such, development on the site shall be governed by
the regulations oullined in Chapter 7, Public Accommodation (PA) District, Title 12, Zoning
Regulations, Vail Town Code. The key elements of lhe new Tivoli Lodge include:
. The implementation of the Town of Vail Streelscape Masler Plan recommended
improvements along Hanson Ranch Road and Vail Valley Drive;o The construction of one new on-site deed restricted employee housing unit;. Expansion and upgrading of one of Vail's Public Accommodation zoned properties
with 62 new hotel rooms at the base of Vail Mountain;. lmproved live-bed base added lo the existing lodging inventory; and . Elimination of a portion of existing surface parking and the provision of a new
underground parking structure.
o Pursuant to Section 12-94-9, Development Standards, Vail Town Code, the applicant is
requesting deviations from the prescribed development standards for building height, off-
street parking and loading requirements, and minimum landscaped area.
A vicinity map showing the location of the project and complete set of reduced plans
illustrating the proposed development have been attached for reference (attachments A & B)
BACKGROUND
On August 26,2002 and September9,2002, the applicants appeared before lhe Town of
Vail Planning and Environmental lor worksession meetings to discuss the proposed
development application. As originally submitted, the applicants were requesting a text
amendment to the Public Accommodation zone district development slandards to allow for
an increase in the maximum allowable building height from 48 feet for sloping roofs to 56
feet for stoping roofs. After discussions and deliberations on the proposed text amendment,
the Planning and Environmental Commission recommended that the applicants amend their
application from a request for a text amendment to change the maximum allowable building
height in the zone district to a request for the establishment of a new special development
district. Upon consideration of the text amendment application the Commission believed
that an increase in the maximum allowable building height from 48 feet to 56 feet on the
proposed development site may be acceptable but were concerned that 56{oot tall buildings
on olher developmenl sites in the Public Accommodation zone district may not be
acceptable. The Commission did not believe that a buibing height variance could be
supported and instead recommended that the applicants pursue the creation of a new
special development district. Furthermore, the Commission recommended that the
applicants appear before the Vail Town Council for a worksession meeting to discuss the
merits of a text amendment versus a special development district as a vehicle to facilitate
the redevelopment of the Tivoli Lodge. A copy of the approved August 26'n and September
9'h Planning and Environmental Commission meeting minules have been attached for
reference (attachment C)
On September 4th 2002, the applicants appeared before the Town of Vail Design Review
Board for a conceptual review of the proposed redevelopment of the Tivoli Lodge. Upon
review of the plans, the Board recommended the following major revisions:
. That the building mass on the west end of the lodge be redesigned to reduce the
height of the lodge in that location.r That the west elevation be revised to add variety and movement to the west end of
the lodge.. That the roof form atop the architectural tower elements be redesigned to lessen the
volume of the tower roofs.o That the street level windows along Hanson Ranch Road be redesigned to change
the appearance of lhe first floor of the lodge r That the west end of the lodge be stepped back away from the property line.o That the east stair tower be lowered in height to minimize the height of the building.
On September 17,2002, the applicants appeared before the Vail Town Council for a
worksession meeting lo discuss the merits of a text amendmenl versus a special
development district to facilitate the redevelopment of the Tivoli Lodge. After briefly
considering the pros and cons of a text amend versus a special development district, the
Town Council recommended that the applicants pursue the creation of a new special
ilt.
development district. A copy of the approved September 17th Vail Town Council
worksession meeting minuies have been attached for reference (atachment D).
IV. ROLES OF REVIEWING BOARDS
Soecial Development District
Order of Review: Generally, applications will be reviewed first by the PEC for impacts of
use/development, then by the DRB for ampliance of proposed buildings and site planning,
and final approval by the Town Council.
Plannino and Environmental Commission:
Action: The PEC is advisorv to the Town Council.
The PEC shall review the proposal for and make a recommendation to the Town Council on
the following:
. Permitted, accessory, and conditional uses . Evaluation of design criteria as follows (as applicable):
A. Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
B. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
C. Parking And Loading: Compliance with parking and loading requirements as outlined
in Chapter 10 of this Title.
D. Comprehensive Plan: Conformity with applicable elements of the Vail
Comprehensive Plan, Town policies and urban design plans.
E. Natural and/or Geologic Hazard: ldentification and mitigation of natural and/or
geologic hazards that atfect the property on which the special development district is
proposed.
F. Design Features: Site plan, building design and location and open space provisions
designed lo produce a functional development responsive and sensitive to natural
fealures, vegetation and overall aesthetic quality of the community.
G. Traffic: A circulation system designed for both vehicles and pedestrians addressing
on and off-site traffic circulation.
H. Landscaping: Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recrealion, views and function.
l. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
Desiqn Review Board:
Action: The DRB has NO review authoritv on a SDD proposal. but must review anv
accompanvinq DRB aoplication The DRB review of an SDD prior to Town Council approval
is ourelv advisory in nature.
The DRB is responsible for evaluating the DRB proposal:r Architectural compatibility with other structures, lhe land and surroundings . Fitling buiHings into landscape . Configuration of building and grading of a site which respects the topography o Removal/Preservation of trees and native vegetation . Adequate provision for snow storage on-site . Acceptability of building materials and colors . Acceptability of roof elements, eaves, overhangs, and other building forms . Provision of landscape and drainage . Provision of fencing, walls, and accessory slructures . Circulation and access to a site including parking, and site distances o Location and design of satellite dishes o Provision of outdoor lighting . Compliance with the architectural design guidelines of applicable master plans.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and plans
conform to the technical requirements of the Zoning Regulations. The staff also advises the
applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides a staff
evaluation ol the project wilh respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Action: The Town Council is resoonsible for linal aooroval/denial of an SDD.
The Town Council shall review the proposal for the following:
Permitted, accessory, and conditional uses
Evaluation of design criteria as follows (as applicable):
A. Compatibility: Design compatibility and sensitivity to the immediate environmenl,
neighborhood and adjacent properties relative to architeclural design, scale, bulk,
building height, buffer zones, identity, characler, visual integrity and orientation.
B. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
C. Parking and Loading: Compliance with parking and loading requirements as outlined in
Chapter 10 ol this Title.
D. Comprehensive Plan: Conformity with applicable elements of the Vail Comprehensive
Plan, Town policies and urban design plans.
E. Natural and/or Geologic Hazard: ldentification and mitigation of natural and/or geologic
hazards that affect the property on which the special development district is proposed.
G.
H.
F. Design Fealures: Site plan, building design and localion and open space provisions
designed to produce a functional development responsive and sensitive to natural
fealures, vegetation and overall aesthetic quality of the community.
t.
Traffic: A circulation system designed for both vehicles and pedestrians addressing on
and otf-site traflic circulation.
Landscaping: Functional and aesthetic landscaping and open space in order to optimize
and preserve natural features, recreation, views and function.
Workable Plan: Phasing plan or subdivision plan that will maintain aworkable, functional
and eff icient relationship throughout the development of the special development district.
APPLICABLE PLANNING DOCUMENTS
Vail Land Use Plan
The Vail Land Use Plan was adopted by the Vail Town Council on November 18,
1986. The plan is intended to serve as a basis from which future decisions may be
made regarding land use within the valley. The primary focus of the Vail Land Use
Plan is to address the long-term needs and desires of the Town as it matures. The
Town of Vail has evolved from a small ski resort founded in 1962 with approximately
190,000 annual skier visits and virtually no permanenl residents to a communitywith
4,500 permanent residents. The Town is faced with the challenge of creatively
accommodating lhe increase in permanent residency as well as the increase in skier
visits, while preserving the important qualities that have made Vail successful. This
is a considerable challenge, given the fact that land within the Valley is a well-
defined finite resource, with much of the land already developed at this juncture.
The Vail Land Use Plan was undertaken with the goal of addressing this challenge in
mind.
A secondary purpose of the Vail Land Use Plan was to analyze a series of properties
owned by the Town of Vail, to determine their suitability for various types ol
community facilities.
The goals articulated in the plan reflect the desires of the citizenry. The goal
statements that were developed reflect a general consensus of the comments
shared at public meetings. The goals contained in the Vail Land Use Plan are to be
used as the Town's adopted policy guidelines in the review process for new
development proposals. Staff has reviewed the Vail Land Use Plan and believes the
following policies are relevant to lhe review of this proposal:
1.0 GeneralGrowth/Development
1 .1 Vail should continue to grow in a controlled environment, maintaining
a balance between residential, commercial and recrealional uses to
serve both the visitor and the permanent resident.
The quality of the environment including air, waler and other nalural
resources should be protected as the Town grows.
The quality of development should be maintained and upgraded
V.
1.2
1.3
o
whenever possible.
1.4 The original theme of the old Village Core should be carried into new
development in the Village Corethrough conlinued implementation of
the Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
2.0 Skier/TouristConcerns
2.1 The community should emphasize its role as a destination resort
while accommodating day skiers.2.2 The ski area owner, the business community and the Town leaders
should work together closely to make existing facilities and the Town
function more efficiently.2.3 The ski area owner, the business community and the Town leaders
should work together to improve facilities for day skiers.2.4 The community should improve summer recreational and cultural
opportunities to encourage summer tourism.
3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best location for hotels to
serve the future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
3.4 Commercial groMh should be concenlraled in existing commercial
areas to accommodale both local and visitor needs.
4.0 Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily in
existing commercial areas. Fulure commercial development in the
Core areas needs to be carefully controlled to facilitate access and
delivery.
4.2 lncreased density in the Core areas is acceptable so long as the
existing character of each area is preserved thorough
implemenlation ol the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and
should be preserved. (scale, alpine character, small town feeling,
mountains, natural setting, intimate size, cosmopolitan feeling,
environmenlal quality.)
5.0 Residenlial
5.1 Additional residential growth should continue to occur primarily in
6
existing, platted areas and as appropriate in new areas where high
hazards do not exist.
5.3 Atfordable employee housing should be made available through
private etforts, assisted by limited incentives, provided bythe Town of
Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace demands
for a full range of housing types.
5.5 The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
According to the Official Town of Vail Land Use Plan map, the applicant's proposed
redevefopment site is located with lhe "Vail Village Master Plan"land use category.
Pursuant to the Plan, the "Vail Village Master Plan"land use category description,
"Vail Village has been designated separately as a mixed use area and
accounts for 77 acres or about 2%o of the Plan area. This area has not been
analyzed in this Plan document because the Vail Villaae Master Plan study
addressed this area specifically in more detail."
Town of Vail Streetscaoe Master Plan
The Town of Vail is in the process of preparing a revision to the adopted Town of
Vail Streetscape Master Plan. The original Master Plan is an outgrowth ol the Vail
Village Urban Design Guide Plan. The Guide Plan was created in 1982 to give
guidance to the overall physical development for the Village. ln addition to providing
broad design guidelines, the Guide Plan suggested specific physical improvements
for the Village. lmprovemenls such as new plazas, new landscape area, etc. Along
with the construction of these public improvements included proposals to complete
numerous private sector improvements. lmprovements such as building additions
ouldoordeck expansions, and fagade improvements. The Streetscape Master Plan
was written in part to provide clear design direction for coordinated public/private
improvements. According to the Master Plan, the purpose of the plan is to provide a
comprehensive and coordinated conceptual design for streetscape improvements
thal:
1. is supported by the community;
2. enriches the aesthetic appearance of the Town; and
3. emphasizes the importance of craftsmanship and creative design in order
to create an excellent pedestrian experience.
Vail Villaoe Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned and
designed as a whole. lt is intended to guide the Town in developing land use laws and
policies for coordinating development by the public and private sectors in Vail Village and in
implementing community goals for public improvemenls. lt is intended to result in
ordinances and policies that will preserve and improvethe unified and attractive appearance
of Vail Village. Most importantly, this Masler Plan shall serye as a guide to lhe staff, review
boards, and Town Council in dnalyzing future proposals for development in Vail Village and
in legislating effective ordinances to deal with such development. Furthermore, the Master
Plan provides a clearly stated set of goals and objectives outlining how the Village will grow
in the future.
The Vail Village Master Plan is intended to be consistent with the Vail Village Urban Design
Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship
between lhe built environment and public spaces.
Goals for Vail Village are summarized in six major goal stalemenls. While there is a certain
amount of overlap between these six goals, each focuses on a particular aspect of the
Village and the community as a whole. The goal statements are designed to establish a
framework, or direction, for the future growth of the Village. A series of objectives outline
specific steps that can be taken toward achieving each stated goal. Policy statements have
been developed to guide the Town's decision-making in achieving each of the stated
objectives, whether it be through the review of private sector development proposals or in
implementing capital improvement projects.
The Vail Village Master Plan's objectives and policy statements address key issues relative
to growth and development. These slatements establish much of the context within which
fulure development proposals are evaluated. In implementing the Plan, the objectives and
policies are used in conjunction with a number of graphic planning elements that together
comprise this Plan. While the objectives and policies establish a general framework, the
graphic plans provide more specific direction regarding public improvemenls or development
potential on a particular piece of property.
The Vail Village Master Plan is intended to serve as a guide to the staff, review boards and
Town Council in analyzing future proposals for development in Vail Village and in legislating
effective ordinances to deal with such development. The most significant elements of the
Master Plan are the goals, objectives, policies and action steps. They are the working tools
of the Master Plan. They establish the broad framework and vision, but also layout the
specific policies and action steps that will be used to implement the Plan.
As noted on page 35 of the Master Plan,
"lt is important to note that the likelihood of project approval will be greatest for those
proposals that can fully comply with the Vail Village Master Plan."
Staff believes this statement re-emphasizes that the Master Plan is a general document
providing advisory guidelines to aid the Town in analyzing development proposals and that
full compliance is not required in order for a project to be approved.
The stated goals of the Vail Village Master Plan are:
Goal#1 Encourage high quality redevelopment while preserving the unique
architectural scale of the Village in order to sustain ils sense of community
and identity.
Objective 1.2: Encourage the upgrading and redevelopment of residential
and commercial facilities.
Objective 1.3: Enhance new development and redevelopment through
public improvemenls done by private developers working in cooperation with
the Town.
Goal #2 To foster a strong tourist industry and promote year-round economic health
and viability for the Village and for the community as a whole.
Objective 2.3: lncrease the number of residential units available for short
term overnight accommodations.
Objective 2.4: Encourage the development of a variety of new commercial
activity where compatible with existing land uses.
Objective 2.5: Encourage the continued upgrading, renovation and
maintenance of existing lodging and commercial facilities to better serve the
needs of our guests.
Objective 2.6: Encourage the development of affordable housing units
through the efforts of the private seclor.
Goal #3 To recognize as a top priority the enhancemenl of the walking experience
throughout the Village.
Objective 3.1: Physically improve the existing pedestrian ways by
landscaping and other improvements.
Objective 3.2: Minimize the amount of vehicular traffic in the Village to the
greatest extent possible.
Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and
accessible green space areas, including pocket parks and slream access.
Goal #4 To preserve existing open space areas and expand green space
opportunities.
Objective 4.1: lmprove existing open space areas and create new plazas
with greenspaces and pocket parks. Recognize the different roles of each
type pf open space in forming the overall fabric ol lhe Village.
Goal #5 Increase and improve the capacity, efficiency and aesthetics of the
transportation and circulation system throughout the Village.
Objective 5.1: Meet parking demands with public and private parking
facilities.
Goal #6 To insure the continued improvement of the vital operational elements of the
Viilage.
Objective 6.1: Provide service and delivery facilities for existing and new
development.
Objective 6.2: Provide for the safe and efficient functions of fire, police and
public utilities within the context of an aesthetically pleasing resort setting.
Vail Villaoe Urban Desion Guide Plan
o
This Guide Plan represents collective ideas aboul functional and aesthetic objectives for Vail
Village. Diagrammatic in nature, the Guide Plan is inlended lo suggest the nature of
improvements desired. lt is based on a number of urban design criteria determined to be
appropriate for guiding change in the Vail Village. The Guide plan is intended to be a guide
for current planning in both the public and private sectors.
Vail Villaoe Desiqn Considerations
The Town of Vailadopted the VailVillage Design Considerations in 1980. The Design
Considerations were revised in 1993. The Design Considerations are considered an
integral part of the Vail Village Urban Design Plan. The Design Considerations are intended
IO:
o guide growth and change in ways that will enhance and preserve the essential
qualities of the Village; and
. serve as design guidelines instead of rigid rules of development; and
o help influence the form and design of buildings.
The Vail Village Design Considerations are divided into two categories (urban design
considerations and architectural/landscape considerations) :
1. URBAN DESIGN CONSIDERATIONS
These considerations relate to general, large-scale land use planning issues, as well as
form considerations which affect more than one property or even whole areas. These
consideralions are primarily the purview of the Planning and Environmental Commission.
A. PEDESTRIANIZATION
A major objective for Vail Village is to encourage pedestrian circulation
through an inlerconnected network of safe, pleasant pedestrian ways. Many
of the improvements recognized in the Urban Design Guide Plans, and
accompanying Design Considerations, are lo reinforce and expand the
quality of pedestrian walkways throughout the Village.
Since vehicular tratfic cannot be removed from certain streets (bus routes,
delivery access), a totally care{ree pedestrian syslem is not achievable
throughout the entire Village. Therefore, several levels of pedestrianization
have been identified.
B. VEHICLE PENETRATION
To maximize to the extent possible, all non-resident traffic should be routed
along the Frontage Road to Vail Village/Lionshead Parking Structures.
In conjunction with pedestrianization objectives, major emphasis is focused
upon reducing auto penetration into the center of the Village. Vail Road and
Vail Valley Drive will continue to serve as major routes for service and
resident access to the Village.
Road constrictions, traffic circles, signage, and other measures are indicated
in the Guide Plans to visually and physically discourage all but essential
10
c.
vehicle penetration upon the Frontage Road. Alternative access points and
private parking relocation, where feasible, should be considered to further
reduce traffic conflicts in the Village.
STREETSCAPE FRAMEWORK
To improve the quality of the walking experience and give continuity to the
pedestrian ways, as a continuous system, two general types of
improvements adjacent to the walkways are considered:
1 . Open space and landscaping, berms, grass, flowers and tree planting
as a soft, colorful framework linkage along pedestrian routes; and plazas and
park greenspaces as open nodes and focal points along those routes.
2. Infill commercial storefronts, expansion of existing buildings, or new
infill development to creale new commercial activity generalors to give
streetlife and visual interest, as attractions at key locations along pedeslrian
routes.
It is not intended to enclose all Village streets with buildings as in the core
areas. Nor is it desirable to leave pedestrian streels in the open in
somewhat undefined condition evident in many other areas of Vail. Rather, it
is desired lo have a variety of open and enclosed spaces, both built and
landscaped, which create a strong framework for pedestrian walks, as well
as visual interest and activity.
STREET ENCLOSURE
While building facade heights should not be uniform from building to
building, they should provide a "comfortable" enclosure for the street.
Pedestrian streets are outdoor rooms, whose walls are formed by the
buildings. The shape and feel of these "rooms" are created by the variety of
heights and massing (3-dimensional variations), which give much of the
visual interest and pedestrian scale unique to Vail. Very general rules, about
the perception of exterior spaces have been developed by designers, based
on the characteristics of human vision. They suggest that:
"an external enclosure is most comfortable when its walls are
approximately 1/2 as high as the widlh of the space enclosed; if the ratio
falls to 1/4 or less, the space seems unenclosed; and if the height is
greater than the width it comes to resemble a canyon".
In actual application, facades are seldom uniform in height on both sides of
the street, nor is lhis desired. Thus, some latitude is appropriale in the
application of this 1/2 to 'l ratio. Using the average facade height on both
sides will generally still be a guide to the comfortableness of the enclosure
being created.
In some inslances, the "canyon" effect is acceptable and even desirable. For
example, as a short connecting linkage between larger spaces, to give
variety to the walking experience. For sun/shade reasons it is often
advantageous to orient any longer segments in a north/south direction. Long
canyon streets in an easVwest direction should generally be discouraged.
D.
11
E.
When exceptions to the general height criteria occur, special consideration
should be given to create a well-defined ground floor pedestrian emphasis to
overcome the "canyon" effect.
Canopies, awnings, arcades and building extensions can all creale a
pedestrian focus and divert attention from the upper buibing heights and
"canyon" effect.
STREET EDGE
Buildings in the Village core should form a strong but irregular edge to the
streel.
Unlike many American towns, there are no standard setback requirements
lor buildings in Vail Village. Consistent with the desire for intimate
pedestrian scale, placement of portions of a building at or near the property
line is allowed and encouraged lo give strong definition to the pedestrian
streets.
This is not to imply continuous building frontage along the property line. A
slrong street edge is important for continuily, but perfectly aligned facades
over too long a distance tends to be monotonous. With only a few
exceptions in the Village, slightly irregular facade lines, building jogs, and
landscaped areas, give the life to the street and visual interest for pedestrian
lravel.
Where buildings jog to create activity pockets, other elements can be used to
continue the street edge: low planter walls, tree planting, raised sidewalks,
texture changes in ground surface, arcades, raised decks.
Plazas, patios, and green areas are important focal points for gathering,
resting, orienting and should be distributed throughout the Village with due
consideration to spacing, sun access, opportunities for views and pedestrian
activity.
BUILDING HEIGHT
Vail Village is perceived as a mix of two and three story facades, although
there are also four and five story buildings. The mix of building heights gives
variety to the street, which is desirable. The height criteria are intended to
encourage height in massing variety and lo discourage uniform building
heights along the street.
VIEWS AND FOCAL POINTS
Vail's mountain/valley setting is a fundamental part of its identity. Views of
the mountains, ski slopes, creeks and other natural features are reminders to
our visitors of lhe mountain environmenl and, by repeated visibility, are
orientation reference points. Certain building features also provide important
orientation references and visual focal points. The most significant view
corridors in the Village have been adopted as part of Chapter 18.73 of the
Vail Municipal Code. The view corridors adopted should not be considered
exhausted. When evaluating a developmenl proposal, priority should be
given to an analysis of the impacted project on public views. Views that
should be preserved originate from either major pedestrian areas or public
spaces, and include views of the ski mountain, lhe Gore Range, the Clock
F.
G.
12
Tower, the Rucksack Tower and other importanl man-made and natural
elements that contribute to the sense of place associated with Vail. These
views, which have been adopted by ordinance, were chosen due to their
significance, not only from an aesthetic standpoint, but also as orientation
reference points for pedestrians. Development in Vail Village shall not
encroach into any adopted view corridor, unless approved under Chapter
18.73. Adopted corridors are listed in Chapter 18.73 of the Vail Municipal
Code. Whether affecting adopted view corridors or not, the impact of
proposed development on views from public ways and public spaces must
be identified and considered where appropriate.
SERVICE AND DELIVERY
Any building expansion should preserve the functions ol existing service
alleys. The few service alleys that exist in lhe Village are extremely
important to minimizing vehicle congestion on pedestrian ways. The use of,
and vehicular access to, those alleys should not be eliminated except where
functional alternalives are not provided.
In all new and remodeled construction, delivery which avoids or reduces
impacts on pedestrian ways should be explored; and adopted whenever
practical, for immediate or future use. Rear access, basement and below
ground delivery corridors reduce congestion. Weather proteclion increases
delivery eff iciency substantially.
Below grade delivery corridors are found in a few buildings in Vail Village
(Sitzmark/Gore Creek Plaza, Village Center, Vail Village Inn). Consideration
should be given to extending these corridors, where feasible, and the
creation of new ones. As buildings are constructed or remodeled, the
opportunity may exist to develop segmenls of a future system.
SUN / SHADE
Due to Vail's alpine climate, sun is an important comfort factor, especially in
winter, fall and spring. Shade areas have ambient temperatures
substantially below those of adjacent direct sunlight areas. On all but the
warmest of summer days, shade can easily lower temperatures below
comfortable levels and lhereby, negatively impact use of those areas.
All new or expanded buildings should not substantially increase the spring
and fall shadow line (March 21 - September 23) on adjacent properties orthe
public right-of-way.
In all building construction, shade shall be considered in massing and overall
height consideration. Notwithstanding, sun/shade considerations are not
intended lo restrict building height allowances, but rather to influence the
massing of buildings. Limited height exceptions may be granted to meet this
criteria.
Town of Vail Zonino Reoulations
Staff has reviewed the Town of VailZoning Regulations (Title 12, VailTown Code).
We believe the following code sections are relevant to the review of the applicant's
request:
H.
IJ
Section 12-2-2 DEFINITIONS:
ACCOMMODATION UNIT: Any room or group of rooms without kitchen
facilities designed for or adapted to occupancy by guests and accessible
from common corridors, walks, or balconies without passing through another
accommodation unit or dwelling unit. Each accommodation unit shall be
counted as one-half (1/2) of a dwelling unit for purposes of calculating
allowable units per acre.
DWELLING UNIT: Any room or group of rooms in a two-family or multiple-
family building with kitchen facilities designed for or used by one family as an
independent housekeeping unit. A dwelling unit in a multiple-tamily building
may include one attached accommodation unit no largerthan one-third (1/3)
of the total floor area of the dwelling.
LODGE: A building or group of associated buildings designed for occupancy
primarily as the temporary lodging place of individuals or families either in
accommodation units or dwelling units, in which the gross residential floor
area devoted to accommodation units or fractional fee club units, is equal to
or greater than seventy percent (70%) of the total gross residential floor area
on the site, and in which all such units are operated under a single
management providing the occupants thereof customary hotel seruices and
facilities.
Notwithstanding the above for properties containing gross residential floor
area equal to or less than eighty (80) square teet of gross residential floor
area for each one hundred feet (100') of buildable site area, such properties
shall be defined as lodges, provided that gross residential floor area devoted
to accommodation units or fractional fee club units exceed the gross
residential floor area devoted to dwelling units.
Article 12-7A. PUBLIC ACCOMMODATION (PA) DISTRICT (in part)
12-74-1: PURPOSE:
The Public Arcommodation District is intended to provide sites for lodges
and residential accommodations for visitors, together with such public and
semipublic facilities and limited professional offices, medicalfacilities, private
recreation, ammercial/retail and related visitor-oriented uses as may
appropriately be located within the same district and compatible with
adjacent land uses. The Public Accommodation Distict is intended to ensure
adequate light, air, open space, and other amenities commensurate with
lodge uses, and to maintain the desirable resort qualities of the District by
establishing appropriate slte development standards. Additional
nonresidential uses are permitted as conditional uses which enhance the
nature of Vail as a vacation community, and where permifted uses are
intended to function compatibly with the high density loQging character of the
District.
1 2-74-2: PERMITTED USES:
The following uses shall be permitted in the PA District:
Lodges, including accessory eating, drinking, or retail establishments located
within the principal use and not occupying more than ten percent (10%) of
the total gross residential floor area of the main structure or structures on the
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site; additional accessory dining areas may be located on an outdoor deck,
porch, or terrace.
1 2-7A-4: ACCESSORY USES;
The following accessory uses shall be permitted in the PA District:
Home occupations, subject to issuance of a home orcupation permit in
accordance with the provisions of Section 12-1 4-1 2 of this Title.
Meeting rooms.
Minor arcade.
Swimming pools, tennis courts, patios, or other recreation facilities
customarily incidental to permifted lodge uses.
Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
12-74-6: SETBACKS:
ln the PA District, the minimum front setback shall be twenty feet (20'), the
minimum side setback shall be twenU feet (20'), and the minimum rear
setback shall be twenty feet (20'). At the discretion of the Planning and
Environmental Commission and/or the Design Review Board, variations to
the setback standards outlined above may be approved during the review of
exterior alternations or modifications (Section 12-7A-12 of this Article)
subject tothe applicant demonstrating compliance with the following criteria:
A. Proposed building setbacks provide necessary separation
between buildings and riparian areas, geologically sensitive
areas and other environmentally sensitive areas.B. Proposed building setbacks comply with applicable elements
of the Vail Village Urban Design Guide Plan and Design
Considerations.C. Proposed building setbacks will provide adequate availability
of light, air and open space.D. Proposed building setbacks will provide a compatible
relationship with buildings and uses on adjacent properties.E. Proposed building sefbacks will result in creative design
solutions or other public benefits that could not otherwise be
achieved by conformance with prescribed setback standards.
12-74-14: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct
impacts of their development on public infrastructure and in all cases
mitigation shall bear a reasonable relation to the development impacts.
lmpacts may be determined based on reports prepared by qualified
consultants. The extent of mitigation and public amenity improvements shall
be balanced with the goals of redevelopment and will be determined by the
Planning and Environmental Commission in review of development projects
and conditional use permits. Substantialoff-site impacts may include, but are
not limited to, the following: deed restricted employee housing, roadway
improvements, pedestrian walkway improvements, streetscape
improvements, stream tract/bank restoration, loading/delivery, public art
improvements, and similar improvements. The intent of this Section is to only
require mitigation for large scale redevelopment/development projects which
produce substantial off-site impacts.
15
VI. ZONING ANALYSIS
Legal Description: Lot E, Block 2, Vail Village Fifth Filing Zoning: Public Accommodation (PA) District
Land Use Designation: Vail Village Master Plan
Lot Size: 17,707 sq. ft./0.4065 acre
Development Standard Allowed Proposed
Density (dwelling units/acre): 10 DUs (25/acre) 1 DUs (2.S/acre)
Accommodation Units (AUs): unlimited 61 AUs
Employee housing Unit (EHUs): unlimited 1 EHU
Gross Residential Floor Area: 26,561 sq. ft. or 26,560 sq. ft. or
up to 150% 1500/"
Gross Residential Floor Area:
(70% AUs) 18,593 sq. ft min. 23,560 sq. ft (89%)
(30% DUs) 7,968 sq. ft. max. 3,000 sq. ft (11%)(EHUs) Unlimited 450 sq.ft.
Retail Area: 2,656 sq. ft. or 10% 0 sq. ft. or 0 %
Site Coverage: 1'l,506 sq. ft. or 65% 1 1 ,200 sq. ft. or 63%
Landscape Area: 5,312 sq. ft. or 30% 5,312 sq. ft. or 30%
hardscape (20%) 1,062 sq. ft (max.) 1,356 sq. 11.. or 25o/o
softscape (80%) 4,250 sq. ft.(min.) 3,956 sq. til,. or 75"/"
Setbacks: 20 ft. minimum Varies
unless approved (see development plan)
othenvise by
rhe PEC
Gore Creek Setback: 50 ft. minimum NA
Parking: 46 spaces 40 spaces
Loading: 1 bay 1 bay (in the tront setback)
Height: 48 ft. maximum 56 ft.
BOLD indicates deviations lrom the prescribed development standards.
VII. SURROUNDING LAND USES AND ZONING
Land Use Zoninq North: Residential Public Accommodation South: Open Space/Park Agriculture and Open Space East; Residential Public Accommodation West: Residential/Lodging Public Accommodation
16
VIII. THE SPECIAL DEVELOPMENT DISTRICT ESTABLISHMENTAND REVIEW PROCESS
Chapter 12-9 of the Town Code provides for the establishment of special development
districts in the Town of Vail. According to Section 12-9A-1 , the purpose of a special
development district is,
"To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use;to improve the design character and qualiu of the
new development within the Town; to facilitate the adequate and economical
provision of streets and utilities; to preserue the natural and scenic features of open
space areas; and to further the overall goals of the community as stated in the Vail
Comprehensive Plan. An approved development plan for a Special Development
District, in conjunction with the property's underlying zone district, shall establish the
requirements for guiding development and uses of property included in the Special
Development District."
An approved development plan is the principd document in guiding the development, uses,
and activities of the special development district. The development plan shall contain all
relevant material and information necessary to establish the parameters with which the
special development district shall adhere. The development plan may consist of, but not be
limited to: the approved site plan; floor plans, building seclions, and elevations: vicinity plan;
parking plan; preliminary open space/landscape plan;densities; and permitted, conditional,
and accessory uses.
The determination of permitted, conditional and accessory uses shall be made by the
Planning and Environmental Commission and Town Council as part of lhe formal review ol
the proposed development plan. Unless further restricted through the review of the
proposed special development district, permitted, conditional and accessory uses shall be
limited to those permitted, conditional and accessory uses in the property's underlying zone
district.
The Town Code provides nine design criteria which shall be used as the principal criteria in
evalualing the merits of the proposed special development district. lt shall be the burden of
the applicant to demonstrate that submittal material and the proposed development plan
comply with each ol the following standards, or demonstrate that one or more of them is not
applicable, or that a practical solution consistent with the public interest has been achieved.
The following is a staff analysis of the project's compliance with the nine SDD review criteria:
CRITERIA FOR REVIEW:
A. Design compatibilityand sensitivityto the immediateenvironment, neighborhood and
adjacent properties relative to architectural design, scale, bulk, building height, buffer
zones, identity, character, visual integrity and orientation.
The Tivoli Lodge development site is located at the southwest corner of the intersection of
Hanson Ranch Road and Vail Valley Drive. An attached vicinity map has been provided for
reference (attachment A). The development site is adjoined on the north, east and west by
multiple{amily residential development and on the south by Town of Vail owned open
space. The adjoining residential properties include the Villa Valhalla, Galatyn Lodge,
Christiania Lodge, and Ramshorn Condominiums. All of these properties are located in the
Public Accommodation zone district, and thus share the same development standards. Each
of the adjoining properties have very similar lot sizes with the range in size being from 0.3'l
acres to 0.50 acres.
17
The adjoining properties enjoy similar development characleristics. Each of the adjoining
residential properties have recently undergone various forms of redevelopment and each
has ulilized the special developmenl district process to accomplish their goals. Each of the
adjoining properties addresses their off-street parking requirements, in part, at an off-site
location. The buildings constructed on the adjoining properties are all three and four story
tall buildings and all have been granted deviations from the minimum setback requirements.
Similar to the proposed Tivoli Lodge, all the adjoining developments comply with the
prescribed site coverage and GRFA regulations.
The architectural design of the Tivoli Lodge, like its neighbors, is governed by the design
guidelines prescribed in Chapter 11, Design Review, of the Vail Town Code and the by the
recommendations outlined in the Vail Village Urban Design Considerations. As such, the
architectural design of the proposed lodge is intended to be compatible with the unique
European alpine village character prescribed for Vail Village. The exterior design of the
lodge is a mixture of stone, stucco and wood. Accent elements of the design include
decorative window shutters, divided light windows, inigated wooden flower boxes and
steeply pitched roof forms and architectural elements most often seen in alpine design.
The applicanls are requesting a deviation from the maximum allowable building height
regulation. Pursuant to Section 12-7 A-7 , of the Vail Town Code, the maximum allowable
building height in the Public Accommodation zone district is 48 feet for sloping or mansard
roofs. The applicants are requesting a maximum allowable building heighl within the special
development district of 56 feet. The applicants contend that the 48-foot limitation does nol
adequately address current hotel accommodation building trends. A 48{oot height limitation
permits 9-foot lloor to floor sections with an additional 12 feet for sloping roofs as
recommended in the various town master plans (9'X 4 floors +12' = 48'). According to the
applicants, the proposed 56{oot height limitation is justified as it permits four floors of hotel
with 1 1 -foot floor to floor sections and 12 additional feet lo accommodate the sloping roof
(1 1' x 4 floors +12'= 56').
The applicants are requesling a deviation from the minimum 20-foot setback requirement.
According to Section 12-74-6, Setbacks, Vail Town Code,
ln the PA District, the minimum front setback shall be tvventy feet (20'), the minimum
side setback shall be twenty feet (20'), and the minimum rear setback shall be twenty
feet (20'). At the discretion of the Planning and Environmental Commission and/or
the Design Review Board, variations to the setback standards outlined above may
be approved during the review of exterior alternations or modifications (Section 12-
7A-12 of this Article) subject to the applicant demonstrating compliance with the
following criteria:
A. Proposed building setbacks provide necessary separation between buildings and
riparian areas, geologically sensitive areas and other environmentally sensitive
areas.
Staff Response:
There are no identified geologically or environmentally sensitive areas on this property.
Pursuant to the Uniform Building Code, the applicants must provide a minimum
separation of 20 feet between the proposed lodge and any adjacent buildings. The
applicants' property is bordered on all sides by Town of Vail right-of-way or open space.
Staff believes that the application complies with this criterion.
18
B. Proposed building setbacks comply with applicable elements of the Vail Village
Urban Design Guide Plan and Design Considerations.
The applicable elements of the Vail Village Urban Design Guide Plan and Design
Considerations are outlined below:
-I. URBAN DESIGN CONSIDERATIONS
These considerations relate to general, large-scale land use planning issues, as well
as form considerations which affect more than one property or even whole areas.
These considerations are primarily the purview of the Planning and Environmental
Commission.
A. PEDESTRIANIZATION
A major objective for Vail Village is to encourage pedestrian circulation
through an interconnected network of safe, pleasant pedestrian ways. Many
of the improvements recognized in the Urban Design Guide Plans, and
accompanying Design Considerations, are to reinforce and expand the
quality of pedestrian walkways throughout the Village.
Since vehicular traffic cannot be removed lrom certain streets (bus routes,
delivery access), a totally care-free pedestrian system is not achievable
throughout the entire Village. Therefore, several levels of pedestrianization
have been identified.
Staff Response:
The Tivoli Lodge development site is bordered by Vail Valley Drive on the
east and Hanson Ranch Road to the north. Both Vail Valley Drive and
Hanson Ranch Road are designated as streets intended to accommodate
pedestrian and vehicle traffic. Vail Valley Drive is also a designated Town of
Vail bus route.
The applicants are proposing to implement the recommendations of the
Town of Vail Streetscape Master Plan. According to the Plan, the Tivoli
Lodge is located in the East Village Sub Area. The East Village Sub Area is
predominantly made up of lodges and condominiums. Vehiculartraffic in this
area is not restricted, nor is it recommended that it be restricted in the future.
Accommodating pedestrian movement, while maintaining vehicular flow, is
one of the challenges in the Sub Area. The primary goal of the East Village
Sub Area is to provide an effective and safe pedestrian system, while
accommodating vehicle and bicycle traffic.
To this end, the Plan recommends that the west side of Vail Valley Drive be
a heated SJoot wide concrete unit paver walkway and that the south side of
Hanson Ranch Road include a brick or concrete unit paver band be added at
the edge of asphalt to better define the roadway. The 8{oot wide concrete
unit paver walkway was constructed when Vail Valley Drive was rebuilt along
with the construction of the Gold Peak ski base, however, the heated
snowmell system was never installed. The concrete unit paver band has yet
to be completed on Hanson Ranch Road. The applicants will be required to
install and operate a heated snowmelt system beneath the portion of
19
B.
sidewalk from the intersection of Vail Valley Drive and Mill Creek Circle to the
west side of Tract A lo the west of the Tivoli Lodge to mitigate the impacts of
their development and to provide a public benefit that outweighs any adverse
impacts of the building height deviation may create. This requirement will
also include the installation of slreet lighting and street furnishings along the
same portion of right of way.
Staff believes that the proposed application complies with this criterion.
VEHICLE PENETRATION
To maximize to the extent possible, all non-resident tratfic should be routed
along the Frontage Road to Vail Village/Lionshead Parking Slructures.
In conjunction with pedestrianization objectives, major emphasis is focused
upon reducing auto penetration into the center of the Village. Vail Road and
Vail Valley Drive will continue to serve as major routes for service and
resident access to the Village.
Road constrictions, traffic circles, signage, and other measures are indicated
in the Guide Plans to visually and physically discourage all but essential
vehicle penetration upon the Frontage Road. Alternalive access points and
private parking relocation, where feasible, should be considered to further
reduce traffic conflicts in the Villaoe.
Staff Response:
The Tivoli Lodge development site is bordered by Vail Valley Drive on the
east and Hanson Ranch Road to the north. Both Vail Valley Drive and
Hanson Ranch Road are designated as streets intended to accommodate
pedestrian and vehicle tratfic. Vail Valley Drive is also a designated Town of
Vail bus route. Neither street is intended to be pedestrian-only. Staff
believes that the proposed application complies with lhis criterion.
STREETSCAPE FRAMEWORK
To improve the quality of the walking experience and give continuity to the
pedestrian ways, as a continuous system, two general types of
improvements adjacent to the walkways are considered:
1. Open space and landscaping, berms, grass, flowers and tree planting
as a soft, colorful framework linkage along pedestrian routes; and plazas and
park greenspaces as open nodes and focal points along those routes.
2. Infill commercial storefronts, expansion of existing buildings, or new
infill development to create new commercial activity generators to give
streetlife and visual interest, as attractions at key locations along pedestrian
roules.
It is not intended to enclose all Village slreets with buildings as in lhe core
areas. Nor is it desirable to leave pedestrian streets in the open in
somewhat undef ined condition evident in many other areas of Vail. Rather, it
is desired to have a variety of open and enclosed spaces, both built and
landscaped, which create a strong framework for pedestrian walks, as well
as visual inlerest and activity.
C.
D.
Stafl Resoonse:
The applicants are proposing to improve and enhance the streetscape
framework along Hanson Ranch Road and Vail Valley Drive. To this end, a
landscape plan has been proposed that incorporates a new pedestrian
sidewalk around two sides of the Lodge into the new landscape design. Of
greatest importance, however, the applicants are proposing to preserve five
maturing evergreen trees located on the northeast corner of the development
site. The new sidewalk and a new landscape design that includes new and
existing trees, shrubs, grasses and flowers ensure compliance with the
streetscape framework criteria. Staff believes that the proposed application
complies with this criterion.
STREET ENCLOSURE
While building facade heights should not be uniform from building to
building, they should provide a "comfortable" enclosure for the slreet.
Pedestrian streets are outdoor rooms, whose walls are formed by the
buildings. The shape and feel of these "rooms" are created by the variety of
heights and massing (3-dimensional variations), which give much of the
visual interest and pedestrian scale unique to Vail. Verygeneral rules, about
the perception of exterior spaces have been developed by designers, based
on the characteristics of human vision. They suggest that:
"an external enclosure is most comfortable when its walls are
approximately 'l /2 as high as the width of the space enclosed; if the ratio
falls to 1/4 or less, the space seems unenclosed; and if the height is
greater than the width it comes to resemble a canyon".
In actual application, facades are seldom uniform in height on both sides of
the street, nor is this desired. Thus, some latitude is appropriate in the
application of this 1i2 to 1 ratio. Using the average facade height on bolh
sides will generally still be a guide to the comfortableness ol lhe enclosure
being created.
In some instances, the "canyon" effect is acceptable and even desirable. For
example, as a short connecting linkage between larger spaces, to give
variety to the walking experience. For sun/shade reasons it is often
advantageous to orient any longer segments in a north/south direction. Long
canyon streets in an easVwest direction should generally be discouraged.
When exceptions to the general height criteria occur, special consideration
should be given to create a well-defined ground floor pedestrian emphasis to
overcome the "canyon" effect.
Canopies, awnings, arcades and building exlensions can all create a
pedestrian focus and divert attention from the upper building heights and
"canyon" effect.
Staff Response:
The configuration of the Tivoli Lodge development site largely dictates the
E.
orientation of the buiHing and the impacts that result regarding street
enclosure. The two street facades of the lodge are articulated and varied,
both horizonlally and vertically, along the lengths of the building. Two
architectural features are proposed on the north elevation (Hanson Ranch
Road) of the lodge to creale visual interest and variety in the massing of the
building. A similar architectural feature is proposed on the southeast corner
of the lodge to create a focal poinl on that end of the building. Additionally, a
mansard rool design has been proposed by the architects to physically and
visually reduce the apparent height of the lodge. The mansard roof design
envelops the mass of the lodge and lowers the eave line of the building. The
net effect of this is a building that appears much lower in height than it
actually is. Staff believes that the application complies with this criterion.
STREET EDGE
Buibings in the Village core should form a strong but irregular edge to the
street.
Unlike many American towns, there are no standard setback requirements
for buildings in Vail Village. Consistent with the desire for intimate
pedestrian scale, placement of portions of a building at or near the property
line is allowed and encouraged to give slrong definition to the pedestrian
streets.
This is not to imply continuous building frontage along the property line. A
strong street edge is important for continuity, but perfectly aligned facades
over loo long a distance lends to be monotonous. With only a few
exceptions in the Village, slightly irregular facade lines, building jogs, and
landscaped areas, give the life to the street and visual interest for pedestrian
travel.
Where buildings jog to creale activity pockets, other elements can be used to
continue the street edge: low planter walls, tree planting, raised sidewalks,
texture changes in ground surface, arcades, raised decks.
Plazas, palios, and green areas are important focal points for gathering,
resting, orienting and should be distributed throughout the Village with due
consideralion to spacing, sun access, opportunities forviews and pedestrian
activity.
Staff Response:
See the staff response to Criteria D above.
BUILDING HEIGHT
Vail Village is perceived as a mix of two and three story facades, although
there are also four and five story buildings. The mix of building heighls gives
variety lo the street, which is desirable. The height criteria are intended to
encourage height in massing variety and to discourage uniform building
heights along the street.
Staff Response:
The applicant is proposing lo construct a four story tall lodge with an
F.
G.
additional story tucked into the attic of the building. On September 4,2002,
the applicants appeared before the Town of Vail Design Review Board for a
conceptual review of the proposed building design. Upon reviewing the
design, the Board directed the applicant to continue with the mansard roof
design, even though it may be somewhat of a foreign design to Vail Village,
and to introduce more horizontal and vertical steps into the west elevation of
the lodge. In directing the applicants to continue with the mansard roof
design, the Board indicated that not all buildings in the Village should pursue
this roof form since if the design is not done well, it will visually detract lrom
the architectural theme established for the Village. The Board did indicate,
however, that the architects had designed lhe mansard roof very well, and as
such, the rool form could be approved. Most importanlly, though, the Board
believed that as a result of the well-designed roof form, the perceived
building height is much lower than it actually will be once constructed.
The applicants also redesigned the west elevation of the lodge as requested
by the Design Review Board. The redesigned elevation now includes steps
in the mass of the building that articulate the building's form both vertically
and horizontally. The design changes create variety in the height and mass
of the lodge. Staff believes that the application complies with this criterion.
VIEWS AND FOCAL POINTS
Vail's mountain/valley setting is a fundamental part of its identity. Views of
the mountains, ski slopes, creeks and other natural features are reminders to
our visitors of lhe mountain environment and, by repeated visibility, are
orientation reference points. Certain building fealures also provide important
orientation references and visual focal points. The most significant view
corridors in the Village have been adopted as part of Chapter 18.73 of the
Vail Municipal Code. The view corridors adopted should not be considered
exhausted. When evaluating a development proposal, priority should be
given to an analysis of the impacted project on public views. Views that
should be preserved originate from either major pedestrian areas or public
spaces, and include views of the ski mountain, the Gore Range, the Clock
Tower, the Rucksack Tower and other important man-made and natural
elements that contribute to the sense of place associated with Vail. These
views, which have been adopted by ordinance, were chosen due to their
significance, not only from an aesthetic standpoint, but also as orienlation
reference points for pedestrians. Development in Vail Village shall not
encroach into any adopted view corridor, unless approved under Chapter
18.73. Adopted corridors are listed in Chapter 18.73 of lhe Vail Municipal
Code. Whether affecting adopted view corridors or nol, the impact of
proposed development on views from public ways and public spaces must
be identified and considered where appropriate.
Staff Response:
The Tivoli Lodge development site is nol located within any of the Town of
Vail adopted view corridors. lt is important to note, however, that due to the
location of the development site at the base of Vail Mountain and on the east
end of Vail Village, special consideration has been given to the building's
impacts on views. The location and configuration of the built environment
surrounding the development site contributes largelyto the impacts on views.
Because the proposed lodge will be located amongst a number of similarly
H.
sited buildings, any negative impacts on views from major pedestrian ways
and public spaces is minimized. The greatest impact to views resulting from
the construction of this proposed lodge will be on the eastern view to Gold
Peak from the top of the chute between Hanson Ranch Road and Gore
Creek Drive. Though not an adopted view corridor, this view can be
considered important as the view to Gold Peak from the top of the chute will
help orient pedestrians to their location in Town. The impact on this view
increases the closer one gets to the building. The view is fully restored,
however, once one reaches the intersection of Hanson Ranch Road and Vail
Valley Drive. In response to this concern, and as also expressed by the
Design Review Board, the applicants lowered the height of the west end of
the lodge and stepped back the mass on the upper floor. Staff believes that
the application complies with this criterion.
SERVICE AND DELIVERY
Any building expansion should preserve the functions of existing service
alleys. The few service alleys that exist in the Village are exlremely
important to minimizing vehicle congestion on pedestrian ways. The use of,
and vehicular access to, those alleys should not be eliminated excepl where
functional alternatives are not provided.
In all new and remodeled construction, delivery which avoids or reduces
impacts on pedestrian ways should be explored; and adopted whenever
practical, for immediate or future use. Rear access, basement and below
ground delivery corridors reduce congestion. Weather protection increases
delivery eff iciency substantially.
Below grade delivery corridors are found in a few buildings in Vail Village
(Sitzmark/Gore Creek Plaza, Village Center, Vail Village Inn). Consideration
should be given to extending these corridors, where feasible, and lhe
crealion of new ones. As buibings are constructed or remodeled, the
opportunity may exist to develop segments of a future system.
Stafl Response:
The applicant has designed a service and delivery system which will avoid
and reduce the negative impacts on the pedestrian ways adjacent to the
lodge. In response to concerns expressed by staff to the original service and
delivery design, the applicants relocated and redesigned the service and
delivery area. As originally designed, all service and delivery activity would
have taken place on an unprolected pedestrian area in front ol the lodge on
a portion of the pedestrian sidewalk. The original design would have also
required delivery vehicles to back across the pedestrian sidewalk which
created safety concerns. The relocaled service and deliveryarea is nowfree
of the pedestrian sidewalk and permits delivery vehicles to enter and exit the
area in a forward motion. No unsafe backing movements are required.
While the development standards prescribed for the Public Accommodation
zone district prohibit service and delivery from occurring in the front setback,
staff believes that the applicants' request for a deviation from this
requirement is justified. The greatest negative impact of service and delivery
in the proposed localion will be on the guests and owners of the lodge and
not necessarily on others. The new location will eliminate the need for
C.
backing across the pedestrian sidewalk which staff believes is a significant
benefit that outweighs the negative visual impact it may have by being
located in the front setback. Statf believes that the application complies with
this criterion.
SUN / SHADE
Due to Vail's alpine climate, sun is an important comfort factor, especially in
winter, fall and spring. Shade areas have ambient temperatures
substantially below those of adjacent direct sunlight areas. On all but the
warmest of summer days, shade can easily lower temperatures below
comfortable levels and thereby, negatively impact use of those areas.
All new or expanded buildings should not substantially increase the spring
and fall shadow line (March 21 - September 23) on adjacent properties orthe
public right-of-way.
In all building construclion, shade shall be considered in massing and overall
height consideration. Notwithstanding, sun/shade considerations are not
intended to restrict building height allowances, but rather to influence the
massing of buildings. Limited height exceptions may be granted to meetthis
criteria.
Stafl Response:
The proposed lodge does not substantially increase the amount of shading
on adjacent properties or the public right of way. The applicants have made
several design changes to the building mass to minimize the negative impact
of shade on the street. For example, the roof forms of the corner tower
elements have been redesigned to include a sloping roof versus the
originally design mansard roof. The volume of the mansard roof form was
much grealer and thus created a large shadowed area on the street
adjacent. The applicant also clipped back the gable end of the roof form
over top the front entry tower and lowered the mass of the building on the
west end of the lodge. As a result of these changes, the applicants ensured
that the amount of shade cast by lhe new lodge was not substantially
increased from what exists today. To demonstrate the impacts to sun/shade
along Hanson Ranch Road, the applicanls prepared a sunishade study. A
copy of the Sun/shade study has been attached for reference (attachment
E). Staff believes that the application complies with this criterion.
Proposed building setbacks will provide adequate availability of light, air and open space.
The Tivoli Lodge development site is completely surrounded by town-owned land. The
Town owns the right-otway located on the east and north sides of the property as well
as the open space parcels on the west and south sides ol the property. The open space
parcels ensure the availability ol open spaces areas adjacent to the site. Additionally,
the applicants made revisions to the proposal to ensure lhat sunlight reaches the public
street and adjacent properties. Staff does not believe that the proposed setback
encroachments will have any negative impacts on adjacent properties or surrounding
uses. Staff believes that the application complies with this criterion.
Proposed building setbacks will provide a compatible relationship with buildings and
uses on adjacent properties.
D.
The existing uses on the properties adjacent to the Tivoli Lodge development site are
lisled in Section Vll of this memorandum. As previously mentioned, the surrounding
buildings and uses are all located in the Public Accommodation zone district. As such,
each of the surrounding uses benefits from similar development potential and
development characteristics as the Tivoli Lodge. Staff believes that due to the similarity
of the adjoining uses and the applicants development potential and development
characteristics, compatibility amongst the properties is more easily achieved. The
proposed setbacks maintain the intent of the setback regulations as prescribed in the
Zoning Regulations and the Uniform Building Code. Staff believes that the application
complies with this criterion.
E. Proposed building setbacks will result in creative design solutions or other public
benefits that could not otherwise be achieved by anformance with prescribed setbacks
standards.
According to the Official Town of Vail Zoning Map, there are seventeen properties in the
Town of Vail that are in the Public Accommodation zone district. Of these sevenleen
properties, the Tivoli Lodge development is the second smallest in terms of lot size at
only 17,707 square or 0.406 acres. The smallest lot is that of the Villa Valhalla. The
Villa Valhalla is legally established non-conforming with regard to density and use as the
building has a density of 38.4 dwelling units per acre (25 DUs/acre allowed) and is 100%
condominiums (DUs) and has no holel rooms (AUs). The Tivoli Lodge is proposed to be
nearly 1 00% hotel rooms. The applicant believes that the only way to ensure that a hotel
project gets redeveloped on this site is to grant some relief from the setback
requirements to increase the "developable" portion of the site. Failure to allow
development to encroach into the setback would result in a building envelope of
approximately 5,735 square feet in size. The only dwelling units proposed in the lodge
are the one required employee housing unit on the second floor of the lodge and lhe one
top floor condominium. The top floor condominium is simply the replacemenl of the one
condominium that is currently in the lodge. Staff believes that some deviation is needed
to the minimum setback requirements to facilitate the redevelopment of the existing
lodge into a new, nearly 100% hotel project. Staff believes that few, if any, negative
impacts will be created as a result of the proposed setback deviations. Any negative
impacts that may result are outweighed by the public benefit that this new lodge will
provide in terms of guest accommodations and off-site improvements. Staff believes
that the application complies with this criterion.
Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
The uses, activities and densities for the Tivoli Lodge development site are prescribed by
the underlying zoning. According to the Oflicial Town of Vail Zoning Map, the underlying
zoning for the proposed special development district is Public Accommodation. The Public
Accommodation Zone District encourages the development of lodges (accommodation
units) and accessory eating and drinking establishments at a densily of twenty{ive (25)
dwelling units per acre. The surrounding land uses and zoning district designations are
outlined in Section Vll of this memorandum. As previously discussed, the same
development standards and uses that apply to the Tivoli Lodge development site apply to
the all ol the surrounding properties.
The Tivoli Lodge is proposed to be a new 61 room lodge with on-site accessory guest
amenities (i.e., meeting room, work out room, guest ski storage, lobby bar, outdoor spa, etc.)
26
With the exception of requested deviations to the buibing height, service and delivery area,
and landscape area requirements, the proposed lodge conforms to the development
standards prescribed for the development site and the surrounding properties. Like all of the
adjoining properties, the applicant is proposing to utilize specialdevelopment district process
to facilitate the successful redevelopment of the Tivoli Lodge. Staff believes that the
application complies with this criterion.
Emplovee Housino Requirements
As indicated in a number of the goals and objectives of the Town's Master Plans, providing
affordable housing for employees is a critical issue which should be addressed through the
planning process for special development district proposals. In reviewing the proposal for
employee housing needs, staff relied on the Town of Vail Employee Housing Report. This
report has been used by the staff in the past to evaluate employee housing needs. The
guidelines contained within the report were used most recently in the review of the Austria
Haus, Marriott and Special Development District No. 6 - Vail Village Inn development
proposals.
The Employee Housing Report was prepared for the Town by the consulting firm Rosall,
Remmen and Cares. The report provides the recommended ranges of employee housing
units needed based on the type of use and the amount of floor area dedicated to each use.
Utilizing the guidelines prescribed in the Employee Housing Report, staff analyzed the
incremental increase of employees (square footage per use), that results from the
redevelopment.
The figures identified in the report are based on surveys of commercial-use employment
needs of the Town of Vail and olher mounlain resort communities. As of the drafting ol the
report, Telluride, Aspen and Whistler, B.C. had "employment generation" ordinances
requiring developers to provide affordable housing for a percentage of the new employees
resulting from commercial development. "NeW'employees are defined as the incremental
increase in employment needs resulting from commercial redevelopment. Each of the
communities assesses a different percentage of atfordable housing a developer must
provide for the new employees. For example, Telluride requires developers to provide
housing tor 40/" (0.40) of the new employees, Aspen requires that 60% (0.60) of lhe new
employees are provided housing and Whistler requires that 100% (1.00) of the new
employees be provided housing by the developer. In comparison, Vail has conservatively
determined that developers shall provide housing tor 15To (0.15) or 30% (0.30) of the new
employees resulting from commercial development. When a project is proposed to exceed
the density allowed by lhe underlying zone district, the 30% (0.30) figure is used in the
calculation. lf a project is proposed at, or below, the density allowed bythe underlying zone
district, the 1 5% (0.15) figure is used. The Tivoli Lodge special development district does not
exceed the density permitted by the underlying zone district.
Emplovee Generation Calculations - Middle of Ranoe
a) Lodging
11 units @ (1.25lunit)
b) Multiple-Family Units
1 units @ (.4/unit)
= 13.75 employees
= 0.4 employees
27
14.15 employees
c.
- 9.0 existino emolovees
5.15 new employees x .15o/"
1 new employee
The applicants are proposing to provide one, Type lll deeded-restricted employee housing
unit approximately 450 square feet in size on the second floor of the Tivoli Lodge. Staff
believes lhat the application complies with this criterion.
Compliance with parking and loading requirements as outlined in Chapter 1 2-10 of the
VailTown Code.
The applicants are proposing deviations from the prescribed parking and loading
requirements outlined in Chapter 12-10 of the Vail Town Code. The proposed deviations
are to the total number of required parking spaces and the location of the required loading
and delivery bay.
As indicated in the Zoning Analysis outlined in Section Vl of this memorandum, the total
number of required parking spaces for the Tivoli Lodge is 46 spaces. The applicants are
proposing to provide a total of 40 spaces. Twenty-two (22) of the required parking spaces
are to be provided in the underground parking structure. The remaining 18 parking spaces
are provided off-site on Lot P-2. According to the Official Town of Vail Zoning Map, Lot P-2
is located within the Parking zone district. The applicants can meet the total parking
requirement of 46 parking spaces. In order to do so, the applicants can simply increase the
total number of valet parking spaces. The increased number of spaces can be added inside
the underground parking slructure and on Lot P-2. While this would technically meet the
parking requirement, it would likely not be used in such a manner. Therefore, staff
recommends that the deviation of six (6) parking spaces be granted as the forty (40) space
configuration is likely to be how the parking slructure and parking lot will actually function. lf
the Commission is unwilling to grant this deviation, the applicants can simply draw more
parking spaces onto the plans to meet the technical requirement. The total number of valet
spaces permitted on a site shall not exceed 50% ol the total parking requirement. ln this
case, the applicants could provide a total of twenty-three (23) valet parking spaces. The
applicants are currenlly proposing only nine (9) valet parking spaces. Staff believes that the
application complies with this criterion.
Conformity with the applicable elements ol the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidelines during the review process for the establishment of a special development district.
Staff has reviewed the Vail Land Use Plan and believes the following policies are relevanl lo
the review of this proposal:
1.0 GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining
a balance belween residential, commercial and recreational uses to
serve both the visitor and the permanenl resident.
D.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.4 The original theme of the old Village Core should be carried inlo new
development in the Village Core through continued implementation of
lhe Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
2.0 SkierffouristConcerns
2.1 The community should emphasize its role as a destination resort
while accommodating day skiers.2.2 The ski area owner, the business community and the Town leaders
should work together closely to make existing facilities and the Town
function more efficiently.2.3 The ski area owner, the business community and the Town leaders
should work together to improve facilities for day skiers.2.4 The community should improve summer recreational and cultural
opportunities to encourage summer tourism.
3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best location for hotels to
serve the future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail,
lherefore conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial
areas to accommodate both local and visitor needs.
4.0 Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily in
existing commercial areas. Future commercial development in the
Core areas needs to be carefully controlled to facilitate access and
delivery.
4.2 Increased density in the Core areas is acceptable so long as the
existing character of each area is preserved thorough implementation
of the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and
should be preserved. (scale, alpine character, small town feeling,
mountains, natural setting, intimate size, cosmopolitan feeling,
environmental quality.)
Residential
5.1 Additional residential growth should conlinue to occur primarily in
existing, platted areas and as appropriate in new areas where high
hazards do not exist.
5.3 Affordable employee housing should be made available through
private efforts, assisted by limited incentives, provided bythe Town of
Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace demands
for a lull range of housing types.
5.5 The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
According to the Official Town of Vail Land Use Plan map, the applicant's proposed
redevelopment site is located with the "Vail Village Master Plan"land use category.
Pursuanl to the Plan, the "Vail Village Master Plan"land use category description,
"Vail Village has been designated separately as a mixed use area and arcounts for 77 acres
or about 2% of the Plan area. This area has not been analyzed in this Plan document
because the Vail Villaoe Master Plan study addressed this area specifically in more detail."
Statf believes that the application complies with this criterion.
Town of Vail Streelscaoe Master Plan
The Town's Slreetscape Master Plan identifies West Meadow Drive as the primary
pedeslrian route bewveen Vail Village and Lionshead Mall.
To improve the quality of the walking experience and give continuity to the pedestrian ways
as a continuous syslem, two general types of improvements adjacent to the walkways are
considered:
1. Open space and landscaping, berms, grass, flowers and tree planting as a
soft, colorful framework linkage along pedestrian routes; and plazas and park
greenspaces as open nodes and focal poinls along those routes.
2. Infill commercial storefronts, expansion of existing buildings, or new infill
development to creale new commercial activity generalors to give street life
and visual interest, as attractions at key localions along pedestrian routes.
As previously discussed in Section Vlll of lhis memorandum, statf believes that the
application complies with this criterion.
5.0
JU
E.
F.
ldentification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
According to the Official Town of Vail Geologic Hazard Maps, the Tivoli Lodge development
site is not located in any geologically sensitive areas or within the 10O-year floodplain. Staff
believes that the application complies wilh this crilerion.
Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
The applicants are requesting a deviation from the total landscaped area requirement.
According to Section 12-7A-10, of the Vail Town Code, the minimum landscaped area
requirement for development is the Public Accommodation zone district is 30% of the total
site area. Of the 30%, not more lhan 20o/o of the landscaped area can be hardscape (i.e.,
walks, decks, patios, terraces, and other like features).
The total landscaped area requirement for the Tivoli Lodge development site is 5,312 square
feet or 30% of the total site area. Of the 5,312 square feet, 1 ,062 square feet (20%) can be
hardscape with the remaining 4,250 square feet (80%) as softscape (i.e., trees, shrubs,
grass, flowers and other like plant materials). The applicants are requesting a deviation to
the landscape area requirement to permit up lo 25/" of the total landscaped area
requirement to be hardscape and 75/" ol the area to be softscape.
Stalf believes that some deviation could be granted. However, we have reviewed the
proposed landscape plan and identified a number of areas that could be redesigned to
minimize the amount ol hardscape and increase the amount of softscape area. Staff
recommends that the Planning and Environmental Commission direct the applicants to
revise the proposed landscape plan to increase the amount of softscape area prior to
submitting the plans to the Design Review Board for final review. As you are aware, the
approval of lhe landscape plan generally rests with the Design Review Board. In no
instance, however, shall the amount of hardscape area increase beyond 75% of the total site
area.
Once revised, staff believes that the application would comply with this criterion.
A circulation system designed lor both vehicles and pedestrians addressing on and
otf-site traflic circulation.
Pursuant to Section 12-7 A-14 (Mitigalion of Development lmpacts) of the Vail Town Code,
property owners/developers shall be responsible for mitigating direct impacts of their
development on public infrastructure and in all cases mitigation shall bear a reasonable
relation to the development impacts. The intent is to provide appropriate mitigation to an
extent lhat is proportional to the anticipated impacts of new development.
The Town of Vail Public Works Department has reviewed the proposed plans for adequacy
of the circulation to ensure that it is designed for both vehicles and pedestrians on and off
the site. Following the review of the plans the Public Works Department forwarded their
wrillen final comments in a memorandum, dated April 24,2003. Manyof the final comments
are lime sensitive aclions that can only be accomplished at a later date or are only
G.
31
necessary to address if the applicants receive approval of this request. To require lull
compliance at this time would thus be inappropriate. None of the comments, however, when
addressed, significantly alter the final outcome of the project. A copy of the memorandum
with the final written comments from the Public Works Deoartment has been for reference
(attachment F).
As previously discussed, staff believes that the application complies with this criterion.
Functional and aesthetic landscaplng and open space in order to optimize and
presen e natural features, recreation, views and functions.
The applicants are proposing to preserve five maturing evergreen trees located on the
norlheast corner of the development site. These trees add a significant aesthetic value to
the Tivoli Lodge development and could not be replaced in their exisling condition on the
site. Like the applicants, staff believes that these trees are a valuable asset to the
development site and surrounding neighborhood. As such, staff recommends that the
Planning and Environmental Commission requires the applicants to submit a tree protection
plan prepared by a Certified Consulting Arborist to the Design Review Board for review and
approval prior to final approval by the Board of the proposed project. Upon acceptance of
the tree protection by the Town of Vail, the applicants shall submit a writlen agreement
between the applicants and their constractor, to the Town, stating that all mitigation
measures recommended by the Certified Consulting Arborist will be implemented and strictly
adhered to by the applicants and their contraclors throughout the duration ol the
construction process.
Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development district.
The applicant is proposing to construcl the project in one phase and a subdivision of the
property is not necessary to facilitate the development of the Tivoli Lodge.
STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmenlal Commission fonrard a recommendation of approval with conditions to
the Vail Town Council of the development application to establish Special Development
District No. 37, Tivoli Lodge, located at 386 Hanson Ranch Road/Lot E, Block 2, VailVillage
Fifth Filing. Staff's recommendalion is based upon a review of the criteria and findings as
outlined in this memorandum and from the evidence and testimony presented.
Should the Planning and Environmental Commission choose to fonrvard a
recommendation ol approval with conditions of the applicants' request, staff
recommends that the following findings be made as part of the motion:
Soecial Development District No. 37. Tivoli Lodoe
"That the proposal to establish Special Development District No. 37, Tivoli Lodge,
complies with the nine design criteria outlined in Section 12-94-8 of the Vail Town
Code. Furthermore, the applicant has demonstrated to the satisfaction of the
Commission, based upon the testimony and evidence presented during the public
hearing, that any adverse effects of the reguested deviations from the development
standards of the underlying zoning are outweighed by the public benefits provided.
Lastly, the Commission finds that the request ls conslstent with the development
goals and objectives of the Town.
With regards to proposed building setbacks, that:
a. Proposed building setback provide necessary separation between buildings and
riparian areas, geologically sensitive areas and other environmentally sensitive
areas.
b. Proposed building setbacks comply with applicable elements of the Vail Village
Urban Design Guide Plan and Design Considerations.c. Proposed building setbacks will provide adequate availability of light, air and
open space.
d. Proposed building setbacks will provide a compatible relationship with buildings
and uses on adjacent properties.
e. Proposed building setbacks will result in creative design solutions or other public
benefits that could not otherwise be achieved by conformance with prescribed
setback standards.
That proposed gross residential floor area of 150% is in conformance with applicable
elements of the Vail Village Urban Design Guide Plan and Design Considerations.
That the development is in compliance with the purposes of the Public Accommodation
zone district, that the proposal rs consrstent with applicable elements of the Vail Village
Master Plan, the Vail village Urban Design Guide Plan and the Vail Streetscape Master
Plan, and that the proposal does not otherwise have a significant negative effect on the
character of the neighborhood, and that the proposal substantially complies with other
applicable elements of the Vail Comprehensive PIan."
Staff's recommendation of approval includes the following conditions:
'l . That the developer provides deed-restricted housing that complies with the Town of
Vail Employee Housing requirements (Chapter 12-13) for a minimum of one (1)
employee on the Tivoli Lodge development site, and that said deed-restricted
employee housing shall be made available for occupancy, and that the deed
restrictions shall be recorded with the Eagle County Clerk & Recorder, prior to
issuance of a Temporary Certificate of Occupancy for the Tivoli Lodge. The required
Type lll deed-restricted employee housing units shall not be eligible for resale and
that the units be owned and operated by the hotel and that said ownership shall
transfer with the deed to the hotel property.
2. That the developer meets with the Town statf and prepares a memorandum of
understanding outlining the responsibilities and requirements of the required otf-site
improvements, prior to second reading of the ordinance approving the establishment
of Special Development District No 37, Tivoli Lodge. This memorandum of
understanding shall include, but not be limited lo, all streetscape improvements
along Vail Valley Drive and Hanson Ranch Road, in accordance with the Town of
Vail Streetscape Master Plan.
ae
3.
4.
5.
b.
7.
8.
9.
That the developer submits a final exterior building materials list, typical wall section,
architectural specifications, and a complete color rendering for review and approval
of the Design Review Board, prior to submittal of an application for a building permit.
That the developer submits a comprehensive sign program proposal for the Tivoli
Lodge for review and approval by the Design Review Board, prior to the issuance of
a Temporary Certificate of Occupancy for the project.
That the developer submits a rooftop mechanical equipment plan for review and
approval by the Design Review Board prior to the issuance of a building permit. All
rooftop mechanical equipment shall be incorporated into the overall design of the
hotel and enclosed and visually screened from public view.
That the developer posts a bond to provide financial security for the 150% ol the total
cost of the required off-site public improvements. The bond shall be in place with the
Town prior to the issuance of a building permit.
That the developer complies with all fire department staging and access
requirements pursuant to Title 14, Development Standards, Vail Town Code. This
will be demonstrated on a Conslruction Staging plan for Town review and approval
prior to building permit submittal.
That the developer submits a written letter of approval from the utility companies
permitting encroachments into the platted utility easements prior to second reading
of the approving ordinance.
That the developer provides a 6 ft. to 8 ft. heated concrele unit paver pedestrian
walkway from the intersection of Vail Valley Drive, north the intersection of Vail
Valley Drive and Hanson Ranch Road, then west to the westernmost property line of
Tract A, Vail Village Fifth Filing. All work related to providing these improvements
including street lights, retaining walls, utility relocation, curb and gutter, drainage and
landscapingshall beincluded. Aplanshall besubmittedforreviewandapproval by
the Town and the Design Review Board prior to submittal of a building permit. The
applicants shall submit civil drawings depicting said ofl-site improvements to the
Town of Vail Community Development Department for review and approval prior to
the issuance of a building permit for this project.
That the developer shall prepare and submit all applicable roadway and drainage
easements for dedication to the Town for review and approval by the Town Attorney.
All easements shall be recorded with the Eagle County Clerk and Recorder's Office
prior to issuance of a Temporary Certificate of Occupancy.
That the developer shall be assessed an impact fee of $5,000 for the net increase in
p.m. traffic generation as determined by the Town of Vail Public Works Department,
as addressed in attachment F of this memorandum.
That the developer shall provide detailed civil plans, profiles, details, limits of
disturbance and conslruction fence for review and civil approval by the Department
of Public Works, prior to submittal of a building permit.
That the approval of the conditional use permits is not valid unless an ordinance
10.
11.
12.
13.
14.
approving the associated special development district amendment request is
approved on second reading.
That the developer shall commence initial construction of the Tivoli Lodge within
three years from the time of its final approval al second reading of the ordinance
establishing Special Development District No. 37, and continue diligently toward the
completion of the projecl. lf the developer does not begin and diligently work toward
the completion of the special development district or any stage of the special
development district within the time limits imposed, the approval of said special
development district shall be void. The Planning and Environmental Commission and
Town Council shall review the special development district upon submitlal of an
application to reestablish the special development district following the procedures
oullined in Section 12-gA-4, VailTown Code.
That the developer to revises the proposed landscape plan lo increase the amount
of softscape area on the development site prior to submitting the plans to the Design
Review Board for final review. The revised landscape plan shall be reviewed and
approved by the Design review Board. In no instance, however, shall the amount of
hardscape area increase beyond 75o/o of the total site area.
That the developer submits a tree protection plan prepared by a Certified Consulting
Arborist to the Design Review Board for review and approval prior to final approval
by the Board of the proposed project. Upon acceptance of the tree protection bythe
Design Review Board, the applicants shall submit a writlen agreement between the
applicants and their constractor, to the Town of Vail Community Development,
stating that all mitigation measures recommended by the Certified Consulting
Arborist will be implemented and strictly adhered to by the applicants and their
contractors throughout the duration of the construclion process. The written
agreement shall be approved and accepted prior to the issuance of a building permit
for this project.
That the developer addresses the written final comments of the Town of Vail Public
Works Department outlined in the memorandum to George Ruther from the Town of
Vail Public Works Department, dated April 24, 2003, prior to submitting an
application to the Town of Vail Community Department for the issuance of a building
permit for this project.
ATTACHMENTS
Vicinity Map
Reduced Set of Plans
Approved August 26 and September 9, 2002, Planning and Environmental
Commission meeting minutes D. Approved September 17,2002, Vail Town Council worksession meeting minutes E. Tivoli Lodge Sun/Shade Study F. Memorandum from Public Works Department outlining the final written comments,
dated Apri|24,2003.
15.
16.
17.
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'A 1V
Approved 8126102
for the location of the structures in 8 months of
of this use permit.
The V ntain School not use any pu right of way for
A debris should be prior the
the cabin on northern portion lot 12. A qu
shall conclude iri written letter to Community
the berm will protect cabin from a flow with out
impacting or public
11. The shallverify\i a qualified expert lhat lu
types xterior lighting do exceed 125.applicant shall
report to Town that the Town's
standards,r to the issuancd I a Temporary eof
The applicant submit revised plans the Town
for the north ng area and ng area for
of final Review Board
13.The icant will move Bus Shelter to north side of the lane to a
lane and locatio accordance Public Works The
shelter be maintained of the project.
MOTI COND: Gary VOTE 1(Lamb r
APPROVAL ELIMINARY PLA FOR THE MAJO SUBDIVISION THE FINDING
ON PAGE 26-2 IN THE STAFF DUM TWO COND
year of the and Enviro Commissio
rent of Com
approval,
shall submit nal plat to the
for review by Planning and
Prior to subm a final plat the shall all comments
revrewrng to the satisf of the said Any comm
lbei into the final
4. A request for a recommendation to the Vail Town Council to of an amendment to Section 12-
7A-7 (Height), Vail Town Code, to increase the maximum allowable building height in the Public
Accommodation Zone District.
Applicant: Bob Lazier, represented by Jay Peterson Planner: GeorgeRutherMarrenCampbell
George Ruther presented an overview of the staff memorandum.
Erickson Shirley asked about the notilication requirements of this type of application.
George Ruther clarified that applications of this nature are published in the newspaper, but do not
require adjacent property owner nolification. George Ruther provided the official TOV zoning map,
outlining all properties zoned Public Accommodation Zone Districts.
Jay Petersen, repreqenting Bob Lazier, presented lhe applicant's proposal.
Erickson Shirley asked Jay Peterson for clarification regarding other projects.
1
Attachment: C
the
C prior to the
Approved 8126102
Jay Peterson identified other properties zoned PA and described what renovations had recently been
done and that many of them exceed the PA maximum height through the use of SDDs.
John Schofield asked for public comment.
Paul Johnston, Christiania, gave an example of the Bridge Street Lodge and the mechanical issues,
due to the design of the building. He stated that if you want to build a hotel on a small site in today's
economy, you are crazy. He stated that from a function standpoint, additional height would not be
perceived.
Gary Hartman stated that he is encouraged by this application for the future of Vail. He would like to
see regulations which focus on articulation of buildings and perceptions from the spaces adjacent. He
believes that the PEC needs to look at what is a comfortable floor to floor ratio. Also, how do we
encourage developers to continue lo put livable space in roofs to keep the heights lower in perception.
Doug Cahill stated that 48 ft. is a tough height. He stated that 7 ft. ceiling heights is not appropriate for
an upscale hotel product. He stated that roof pitches need to be increased, dormers used for additional
head height, etc.
Rollie Kjesbo stated that he agreed with the applicant, regarding ceiling heights. However, he has
concerns about a S-story building which is a more difficult issue to grasp.
Jay Peterson stated that he is still trying to come up with ideas on how to ensure quality buildings.
George Lamb stated that he feels this is a case where from the functionality of the building, additional
height should be balanced with other regulations like setbacks, etc.
Erickson Shirley stated that he feels this application flies into the face of the Master Plan. He stated
that Vail Village is a unique situation and it is what makes this Town special and he would be against
changing it. He would not be against adding additional floor heights, but is against adding an additional
floor.
Jay Peterson clarified the floor to floor heights and the building height.
Erickson Shirley asked about how much bulk is on the fifth floor. He then asked for the impacts to view
corridors.
John Schofield stated that there are really 3 ways to make this application; SDD, variance, or code
change. He stated that they have made other amendments to the PA Zone District, but height was one
they couldn't agree on in the past. He asked the applicant and staff to look at some son of graduated
scale for height, instead of an absolute. He asked for comments also from the DRB to help them look
at lhis issue.
Jay Peterson asked for comments from the PEC in regards to pursuing a code change, versus an SDD
to increase the height.
Gary Hartman, Doug Cahill, Rollie Kjesbo, George Lamb, Erickson Shirley, and John Schofield were
supportive of a zoning change, instead of an SDD.
Doug Cahill made a molion to table this untilthe August 26,2002 meeting.
George Lamb seconded the motion.
The motion passed by a vote of 6-0.
The
The
2.
Warren
Lio
Applicant:
Planner:
Bernhardt motion.
passed by a te of 7-0.
they would !o see a joint
for a co permit, lo for a temporary
Marriott ntain Resort.at 715 West ci
Filing and Lots & D, Morcus
Marriott Mou Resort
en Campbell
present overview of the memorandum)ncluding the
and
o
the
recom
Matt Vinsand,n, stated that nothing to
application as
3. A request for a recommendation to the Vail Town Council of an amendment to Section 12-7 A-7
(Height), Vail Town Code, to increase the maximum allowable building height in the Public
Accommodation Zone District and setting forth details in regards thereto.
Applicant: Bob Lazier, represented by Jay Peterson Planner; George RutherMarren Campbell
Allison Ochs gave a background as George was out of the room.
Jay Peterson stated that what he would like to do today is clear up some confusion regarding what
the currenl Tivoli is and the how they came lo 56 feet. He said the current Tivoli is nine feet floor to
floor with room heights at 7.5 feet and there are four floors with the first floor five feet into the
ground with a roof with rooms in the rool. He said what the applicant is asking for is four floors with
a floor height of 11 feet. The applicant unrolled the plans for the new Tivoli. He said there was
parking underground to meet currenl parking requirements and added that the roof has never been
counted as floor in the master plan. He said a full floor of rooms will not fit in a roof and what the
lown needs to decide is if motels are going lo become up to date, it won't happen with 7 foot ceiling
heights. He continued that if the Town wants to encourage redevelopment, then height increases
Approved 9/9/02
structure
4 & 7, Block
dates in the
Matt
made a motion
Approved 9/9/02
are necessary and it will help to accommodate fire sprinklers and current building code
requirements. He said the Sonnenalp did four stories in 48 leet with nine foot ceilings, however it
cost more and now they are retrofitting air conditioners on the north side because of the buses. He
added that eave lines are also a consideration, as it helps to bring the scale down. He stated lhat
floor plates were increased in Lionshead to eleven feet.
. Bob Lazier added that he has a great hotel, but they need an elevator and larger lobby and need to
upgrade the project to the guality of their location and to compete. He said this plan has larger
bathrooms and better matched to the guests.
There was no public commenl.
George Ruther stated he had nothing to add.
Erickson Shirley asked George Ruther if the applicant has requested a change to the Master Plan?
, George Ruther stated no, and he stated he would check to see if an amendment was needed.
Erickson Shirley asked if amending the Master Plan would affect the entire area?
George Ruther stated no as only the PA zone height would be increased.
Erickson Shirley asked what is the likelihood of olher property owners in other zoning districts
coming in asking for height increases. He feels as if changing the Master Plan might have some
unintended consequences. He continued that he is concerned with the can of worms lhat may be
opened.
George Lamb stated that he is concerned with the unintended consequences as well and if they are
unsure the SDD should be used.
Gary Hartman stated thal a change was needed and in his opinion 10.5 to 1 1 feet was necessary
along with a steeper roof pitch.
Doug Cahill agreed with Gary, but he feels that the enlire structure being 56 feet may be
inappropriate and so just a portion of the building may be more appropriate.
Rollie Kjesbo was confused if eleven feet was ideal, then why were the plans showing 10.2.
Jay Peterson added that they would be increasing closer to eleven in order to have a higher lobby
ceiling.
George Lamb stated that although they voted for sweeping change at the previous meeting he now
feels an SDD is appropriate.
Erickson Shirley agreed thal the SDD is the way to go, but the complexity of changing the entire
district is immense.
Chas Bernhardt pointed out that the nine foot floor plate in the Master Plan may be outdated, as
Codes have required more and more.
Mr. Mike Arnett, from the public, stated that he was involved with the Lionshead Master Plan and
the discussion of eleven foot plate distances.
John Schofield slated that eleven leet is where things got to be to accommodale new Code
requirements and he wanted staff to research impacts on light and shade and on the Master Plan.
o
Doug Cahill moved to table this item until September 9,2002.
Second by George Lamb
The motion passed with a vote of 7-0.
to the Town Counci an amendme
Approved 9/9/02
to the Town of
of "Vail's
and
tmum
4.4 for a recom
Vail Use Plan and VailVillage Plan, to the
Front project and I and details in
thereto,onanu parcel,ly located of the Lodge T
west of the Bahn SkiY A more metes and nds
available at thg Department
lResorts
Rulher
Doug a motion table this until 14,2002.
George Lamb the
motion by a vote of 7
A request interpretation lhe maximum and calcul of average
height requi in the Lio t Master P
icant:Toivn of Vail Deoartment
Ruther
Doug Cahill a motion this until ber 9,
George Lamb the
e motion by a vote of 7-01
6.A request for \conditional use and an ment to the
plan, to allow fo\a temporary e educational
395 S. Fro Road/Lot 1,2,Yail
n, locate(
1't Filing.
the Lio
chi 's Garden of L
Allison
BER 9.2002
A request to the Vail Council for amendment to Town of
Vail allow for mod to the slr plan
and to Drive from n lce Arena to
Bridge Road.
of Vail, repr ed by Otak, I
WN
for a major menl to an plan, in with
Section 1 of the Vail own Code, to al for impr to the
Base,at 458 Vail V Drive/Tract F,Village 5th and 498 Vail
eak Ski
*I
Applicant Vicki Pearson, et.al.Planner: Bill Gibson
TABLED UNTIL MAY 12,2003
11. Approvalof March 24,2003 and April 14,2003 minutes
12. lnformation Update
The applications and information about the proposals are available for public inspection during
regular office hours in the project planner's office located at the Town of Vail Community
Development Department, 75 South Frontage Road. Please call 479-2138 for information.
Sign language interpretation available upon request with 24 hour notification. Please c,all 479-
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department